ITEM: ____ DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 35 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT FOR THE LAKES OF RADISSON 54th ADDITION AT LAKES PARKWAY/MARINA CIRCLE. HANS HAGEN HOMES. (CASE FILE NO. 13-0001/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
02/12/13 |
City Council (Conditional Use Permit) |
03/07/13 |
Action Deadline |
03/11/13 |
Planning Commission
The Planning Commission voted unanimously to recommend approval of the proposed Conditional Use Permit. There were no comments from the public.
Background
The Lakes of Radisson 54th Addition consists of subdividing approximately 9.94 acres into a subdivision with 35 dwelling units. The preliminary plat also includes two outlots for drainage and ponding. This application proposes a variety of different housing product types. This proposal is consistent with the existing Carriage/Village homes that Hans Hagen Homes has constructed west of Harpers Street and south of 125th Avenue and just east of this development in The Lakes.
The homes are marketed to empty nesters and young professionals. The proposed single-family products are reminiscent of carriage styled homes from the past. They will be enhanced with impressive exterior architectural details. The homes would include brick, stone, hardi siding, carriage style garage doors, varying gables and hip rooflines. The floor plans would provide 1,900 to 2,400 square feet of finished area. The estimated price range is $235,000-$275,000.
All single family detached units are proposed to be constructed with a 16-foot front yard setback with a minimum of 18 feet to the front of the garage door. All homes will have a 17.5-foot rear yard setback. A minimum of 8 feet between houses will be provided in the side yard. The reduced setbacks have been chosen by the developer to enhance the pedestrian nature of this development by placing the front of the homes closer to the street and pedestrian sidewalk system and encouraging the garages to be recessed into the facade of the home. All yards and driveways will be association maintained.
The applicant has provided a landscape plan that will nicely compliment the development and provide a very attractive appearance throughout the development.
Engineering Items
Developer to grant by warranty deed, within 30 days of City acceptance of completed improvements, proposed Outlots A and B.
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. Lot grading to be consistent with Lakes Water Management Plan.
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.
Coon Creek Watershed District permit is required prior to the approval of grading.
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.
The developer will be responsible for installation of sanitary sewer, water main, storm drainage improvements, streets with concrete curb and gutter, streetlights, mailboxes, sidewalks, traffic control signs, street signs, and all appurtenant items. A thicker street pavement section will be needed in the corners of the street to aid in construction. Plans and specifications must be approved by the City prior to start of construction. All City streets, exclusive of parkways, require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width. The street name shall be Kiska Circle NE.
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 landscape improvements along and within the right-of-way for all of the parkway style developed streets.
Developer to install grouped mailboxes with design and locations approved by City and US Postal Service.
Execution and recording of a Development Agreement, which sets forth in greater detail these plat conditions as well as other technical and financial responsibilities for the development of this plat.
Soil boring information is required for determination of lowest floor elevations. 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.
Please note that the parcels contained by this application (Outlots C and D Lakes 39th), are subject to several Development Agreements between Main Street 1000 and the City of Blaine. Main Street 1000 is currently in default of those agreements. The applicant has previously been notified that the City may withhold issuance of any building permits that are requested on those parcels until such time as the default is cured by Main Street 1000.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Preliminary Site Utility Plan
Preliminary Grading Plan
Landscape Plan
Building Elevations and Floor Plans
Body
WHEREAS, an application has been filed by Hans Hagen Homes as Conditional Use Permit Case File No. 13-0001; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on February 12, 2013; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on March 7, 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 35 single family homes in a DF (Development Flex) zoning district based on the following conditions:
The Lakes 54th 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 fewer than 33.11.
Standards
1. Front yard setback - 16 feet, 18 feet to garage door.
2. Side yard setback - 4 feet for house and garage. Minimum distance between homes - 8 feet.
2. Corner side yard setback - 20 feet.
3. Rear yard setback - 17.5 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 1,600 square feet. All homes shall have a minimum depth and width of 24 feet.
7. 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.
8. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
9. 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.
10. 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.
11. 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.
12. All homes, within the development to incorporate Airport Noise Abatement Standards with Central Air conditioning to mitigate noise impacts.
13. No side patio or entrance doors are permitted.
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.
15. Outlot A to be maintained by the Homeowners Association. The landscape plan to be approved through a site plan approval process.
PASSED by the City Council of the City of Blaine this 7th day of March 2013.