DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 18 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT, LOCATED AT MAIN STREET AND XYLITE STREET NE. MG MAIN STREET PROPERTIES. (CASE FILE NO. 15-0058/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
04/12/16 |
|
City Council (Conditional Use Permit) |
05/05/16 |
|
Action Deadline |
05/14/16 |
Planning Commission
The Planning Commission voted unanimously to approve the conditional use permit. Comments at the public hearing included concerns regarding the future Xylite Street extension, wetland disruption, grading and tree removal.
Background
The applicant, MG Main Street Properties, is proposing to plat the 25.75 acres just north of the Woods at Quail Creek 3rd Addition into 18 single family lots. The property is currently zoned DF (Development Flex) as this property has always been platted as outlots of the other Woods at Quail Creek plats. It’s always been envisioned that this plat would be brought forward and development would occur in this area. U.S. Home Corp., also known as Lennar, developed the first three additions of Woods at Quail Creek. They have met all development obligations required by the City as part of the previous approvals.
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 1,650 square feet to 2,575 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 three additions of Quail Creek and the conditions regarding the exterior materials will be the same as were required in the first addition. All units will be required to have engineered wood siding on the front of the home.
The required minimum setbacks for the homes are as follows:
Front Yard 25 Feet
Rear Yard 25 Feet
Side Yard Interior 7.5 Feet (Garage and Living Space)
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.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Site Plan
Grading Plan
Tree Preservation Plan
Floor Plans and Elevations
Body
WHEREAS, an application has been filed by MG Main Street Properties as Conditional Use Permit Case File No. 15-0058; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on April 12, 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 May 5, 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 18 single family homes in a DF (Development Flex) zoning district, located at Main Street and Xylite Street NE 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:
Front Yard25 Feet
Rear Yard 25 Feet
Side Yard Interior 7.5 Feet (Garage and Living Space)
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 5-foot side and rear yard setbacks and be located within
the rear yard.
4. The minimum finished floor area above grade for all homes shall be 1,650
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/metal siding can be utilized on the front elevations when at
least two of these other components are used.
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. 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 54 trees. The developer must submit a landscape plan indicating where the three trees per lot will be planted and where the additional 27 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 been corrected to accommodate general building construction, pools, decks or porches and that 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 5th day of May, 2016.