DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 45 SINGLE FAMILY DETACHED TOWNHOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT AT FRAIZER STREET & 124TH LANE. PARKSIDE NORTH, LLC. (CASE FILE NO. 16-0006/SLK)
Schedule of Actions
|
Planning Commission (Public Hearing) |
03/08/16 |
|
City Council (Conditional Use Permit) |
04/07/16 |
|
Action Deadline |
04/17/16 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
Background
The applicant is proposing to subdivide an existing outlot into 45 single family detached units and five outlots. Parkside North NW Townhomes consists of subdividing approximately 8.63 acres into a subdivision with 45 dwelling units which results in a project density of approximately 5.2 units per acre, which is on the low end of the MDR (Medium Density Residential) land use. The preliminary plat also includes five outlots for drainage, ponding, future commercial and multi-family development, and private roadways.
The proposed homes, detached townhome style, will be enhanced with exterior architectural details. The rambler (one level) homes would include brick, stone, and varying gables and hip rooflines. The floor plans would provide a minimum of 1,450 square feet of finished area above grade. The estimated price range is $320,000 -$400,000.
All single family detached units are proposed to be constructed with a 20-foot front yard setback for house (from back of curb/sidewalk) and 22-foot front yard setback for garage (from back of curb/sidewalk). All homes will have a 30-foot rear yard setback. A minimum of 13 feet between houses will be provided in the side yard. All yard landscaping, driveways, and snow removal will be association maintained.
The applicant has provided a landscape plan that will nicely compliment the development. The applicant will need to include one front yard tree and one boulevard tree with a minimum of 2½-inch caliper. One of the required trees may be an ornamental tree. Corner lots shall each have one additional boulevard tree.
There is also a significant planting plan proposed along the north side of 124th Lane (between development and 125th Ave) to buffer vehicle lights and noise. The homes Home fronts) will be located approximately 115 feet from the south edge of the current county r-o-w line which is consistent with other developments in this area. The Willowbrook development, just to the east, has the back of homes 90-100 feet from 125th Ave. The current r-o-w line was established with the original plat and is consistent with Anoka County Highway Department’s plans for this section of 125th Ave.
A sidewalk is shown along the east side of Ghia Street. The developer has indicated that they would prefer not to build and maintain the sidewalk based on their concern that future/potential residents will have an issue with the sidewalk. Given the project design and the thru-street nature of Ghia Street staff is highly supportive of the sidewalk as it affords an opportunity for residents to travel the roadway path without walking on the street. Ghia Street has 23 homes that will front on the street and given the thru-street design this will also be a location where there is higher potential for pedestrian and vehicle connections between residential and future commercial to the west. The City is also supportive of the sidewalk location shifting to the west side of Ghia as it would impact fewer homes and driveways.
Engineering Items
A rough grading and sediment control plan must be submitted for City approval prior to work being performed on site. Erosion control details shall be included on the grading plan. Proposed lot grading will need to be consistent with the approved master site grading plan for the Parkside Development.
The size of site being graded requires a National Pollutant Discharge Elimination System (NPDES) permit from Minnesota Pollution Control Agency.
A development plan must be submitted for City approval prior to issuance of the first building permit. The development plan must indicate that all structures will be protected from flooding.
Rice Creek Watershed District permit is required prior to the City approving any work on site.
The developer shall process a Letter of Map Change with FEMA prior to issuance of building permits within the unnumbered A-Zone on the FEMA flood map. Developer shall provide all FEMA paperwork and structure as-built surveys to homeowners at time of lot closing. Developer is responsible for following through with FEMA as necessary to receive final FEMA documents and to provide those documents to the homeowners, and to record the final documents on the certificate of title for each parcel in the development.
As-built surveys will be required to verify structure elevations and lot grading for each structure constructed.
Developer to obtain a permit from Anoka County Highway Department for any proposed construction in the County right-of-way.
The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, 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. All streets shall be constructed to City Standards for width based on parking configuration. Private streets or alley can be constructed to a minimum of 22 feet in width if signed “No Parking”. Private 24-foot wide streets can be parked on one side provided “NO PARKING FIRE LANE” signs are posted every 75 feet on the opposite side of the drive.
Standard utility and drainage easements must be dedicated along all lot lines and over drainage ditches, ponds, delineated wetlands, and storm water detention basins. Developer to provide access to existing power lines in plat. The Developer is to provide access for maintenance of storm water detention basins. Restrictions will be placed on lots as needed to limit fences and landscaping to insure access.
Developer to require homeowner’s associations to be responsible for maintenance and upkeep of all utilities, streets, storm drainage improvements, infiltration basins, and landscape improvements in the development. Developer shall provide documentation to the homeowner’s association, with copies to the City, about maintenance procedures for the improvements.
Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued.
All development signage by separate review.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Overall Site Plan
Preliminary Plat
Grading Plan
Utility Plan
Landscape Plan (2)
Building Elevations and Floor Plans
Body
WHEREAS, an application has been filed by Parkside North, LLC as Conditional Use Permit Case File No. 16-0006; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on March 8, 2016; 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 7, 2016.
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 45 single family detached townhomes in a DF (Development Flex) zoning district at Fraizer Street & 124th Lane based on the following conditions:
Parkside North NW Townhomes -Single Family - DF Development Standards
Permitted Uses
1. Single-family detached dwellings.
2. Group family daycare.
Accessory Uses
1. Private garages and one detached accessory structure, with area less than 120 square feet, will be permitted if allowed by the association regulations.
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 - 20 feet for house (from back of curb/sidewalk)
22 feet for garage (from back of curb/sidewalk)
2. Side yard setback - 6.5 feet (13 feet between structures)
3. Corner side yard setback - 18 feet (from back of curb/sidewalk or ROW line adjacent to Fraizer St./124th Lane)
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 1,450 square feet. All homes shall have a minimum depth and width of 24 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. 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 residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
10. 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.
11. 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).
12. All yards to have full underground irrigation.
13. Each lot shall contain one front yard tree and one boulevard tree with a minimum of 2½-inch caliper. One of the required trees may be an ornamental tree. Corner lots shall each have one additional boulevard tree.
14. No side patio or entrance doors are permitted except on those lots that have additional side yard area.
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. Outlots A, B, and C and all improvements on those outlots as shown on the preliminary plat to be maintained by the Homeowners Association.
17. The landscape plan to be approved through a site plan approval process.
18. All site improvements to be covered by a Site Improvement Performance Agreement (SIPA) and appropriate financial guarantee.
PASSED by the City Council of the City of Blaine this 7th day of April, 2016.