ITEM: 11.3 B Development Business - Bryan K. Schafer, Planning and Community Development Director
Title
CASE FILE NO. 11-0046 // HANS HAGEN HOMES //
LAKES PARKWAY/PETERSBURG COURT
CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF NINE (9) SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT
Schedule of Actions
Planning Commission Public Hearing: 01/10/12
City Council: 02/02/12
Action Deadline: 02/05/12
Planning Commission Action
The Planning Commission voted 4-1 (Edison) to approve the preliminary plat and conditional use permit. Several comments were received from residents and are attached to this report. One resident spoke at the public hearing with concerns related to open space and the development of this parcel.
Background
Preparation for "The Lakes" development began at the City level in late 2000 when discussions began regarding a comprehensive plan amendment that the City would undertake to study and plan for the future development of the City's Northeast Area. As a result of the plan amendment this area was placed inside the MUSA (Metropolitan Urban Service Area) and urban land uses were established. This request, made by Hans Hagen, is based on the adopted Comprehensive Plan and MUSA boundary change.
The Lakes of Radisson 49th Addition proposal consists of subdividing approximately 6.52 acres into a subdivision of 9 single family homes. The preliminary plat also includes two (2) outlots for drainage and utility purposes. This application proposes five different single family models, plus the applicant would like the ability to construct custom built homes within this plat.
Because the developer is proposing different housing styles with different design issues, platting requirements, lot sizes, markets and price ranges, the existing DF (Development Flex) zoning is proposed to be unchanged to establish the minimum standards for this area.
The five proposed single-family products are two-story style homes. They will be enhanced with impressive exterior architectural details. The homes would include brick or stone, varying gables and hip rooflines. The floor plans would provide 1,878-2,600 square feet of finished area. The estimated price range is $280,000-$390,000.
The development of five interconnected neighborhood parks ranging in size from just under one acre to approximately 20 acres was approved with the first phase of "The Lakes". All parks, which primarily are located around the major parkway system, feature enhanced landscaping, lighting and other park improvements.
The plat will be accessed from the south side of Lakes Parkway. A cul-de-sac, to be named Petersburg Court, will be constructed to provide access to the nine (9) platted lots.
Engineering Items
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. Per City Ordinance, the street name will follow the Anoka County street name grid system and will be named Petersburg Court NE. A 10' wide boulevard is required along the west side of the street.
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 insure access. Design of land-locked storm water features must be based on two back-to-back 100-year storm events or an over-land overflow must be provided.
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.
The Coon Creek Watershed District has approved the project.
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. The development plan shall indicate all structures will be protected from flooding.
The Developer shall process any necessary FEMA Letter of Map Amendments and provide 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 shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Recommendation
By motion, approve the Resolution.
Body
WHEREAS, an application has been filed by Hans Hagen Homes as Conditional Use Permit Case File No. 11-0046; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on January 10, 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 February 2, 2012.
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 nine (9) single family homes in a DF (Development Flex) zoning district based on the following conditions:
The Lakes of Radisson 49th Addition Single Family - DF Development Standards
Permitted Uses
1. Single-family detached dwellings.
2. Group family daycare.
Accessory Uses
1. Private 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 under Section 33.11.
Standards
1. Front yard setback - 25 feet.
2. Side yard setback- 7.5 feet for house and 5 feet for garage.
3. Rear yard setback - 35 feet.
4. Maximum building height - 2 1/2 stories or 35 feet.
5. 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.
6. The minimum finished floor area above grade for all homes shall be 1,800 square feet. All homes shall have a minimum depth and width of 24 feet.
7. All house pads to have a minimum 20-foot setback from edge of wetland easements.
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). Yards may be seeded over 4 inches of black dirt if underground irrigation is installed with the home.
12. Each lot shall contain one front yard tree and one boulevard tree with a minimum of 2½-inch caliper. All trees to be overstory deciduous.
13. All homes, within the development to incorporate Airport Noise Abatement Standards with Central Air conditioning to mitigate noise impacts.
14. 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.
PASSED by the City Council of the City of Blaine this 2nd day of February 2012.