ITEM: 11.9 B DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 48 DETACHED SINGLE FAMILY TOWNHOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT FOR THE LAKES OF RADISSON 55TH ADDITION AT EDISON STREET/ALAMO STREET. CENTRA HOMES, LLC. (CASE FILE NO. 13-0012/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
04/09/13 |
City Council (Pre Plat and CUP) |
05/02/13 |
Action Deadline |
05/06/13 |
Background
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
The applicant is proposing to subdivide an Outlot and several lots into 48 single family detached units. The parcels included in this proposal were originally platted as attached townhome lots but were never built by Rottlund Homes. However, most of the private roads and all of the utilities were constructed within the proposed plat by Rottlund Homes.
The Lakes of Radisson 55th Addition consists of subdividing approximately 9.67 acres into a subdivision with 48 dwelling units which results in a project density of 5 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, and existing roadways. This proposal is similar (detached townhome) to 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 first time home buyers. The proposed homes will be enhanced exterior architectural details. The homes would include brick, stone, and varying gables and hip rooflines. The floor plans would provide 2,000 to 2,200 square feet of finished area. The estimated price range is $200,000 -$249,000.
All single family detached units are proposed to be constructed with a 20-foot front yard setback. All homes will have an 18-foot rear yard setback. A minimum of 13 feet between houses will be provided in the side yard. All yard landscaping and driveways will be association maintained.
The applicant has provided a landscape plan that will nicely compliment the development. However, the applicant will need to provide a landscape plan for the rear yards of the units located on the west side of the development, this plan should be consistent with the planting plan on the south side of the plat.
Engineering Items
Developer to dedicate drainage and utility easements over proposed Outlots A and B. Existing easements on underlying properties will need to be vacated before the plat can be recorded. The developer has submitted a petition to vacate these easements.
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 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 removing structures from the flood plain 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. The Developer will be responsible for the maintenance of the infiltration basins for a period of three (3) years after they are constructed to insure that the basins are functioning correctly. 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, 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
Preliminary Plat
Site Plan
Grading Plan
Utility Plan
Landscape Plan
Building Elevations and Floor Plans (8)
Body
WHEREAS, an application has been filed by Centa Homes, LLC as Conditional Use Permit Case File No. 13-0012; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on April 9, 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 May 2, 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 48 detached single family townhomes in a DF (Development Flex) zoning district based on the following conditions:
The Lakes 55th Addition -Single Family - DF Development Standards
Permitted Uses
- Single-family detached dwellings.
- Group family daycare.
Accessory Uses
- Private garages - one detached accessory structure, with area less than 120 square feet, will be permitted.
- Private swimming pools/meeting the requirements of Blaine Municipal Code Section 6-121.
- Keeping of not more than two (2) boarders and/or roomers per dwelling unit.
Conditional Uses
- Home occupations listed as Conditional Uses fewer than 33.11.
Standards
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- Front yard setback - 20 feet
- Side yard setback - 6.5 feet for house and garage. Minimum distance between homes - 13 feet.
- Corner side yard setback - 20 feet.
- Rear yard setback - 18 feet
- Maximum building height - 2 1/2 stories or 35 feet.
- 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.
- The minimum finished floor area above grade for all homes shall be 2,000 square feet. All homes shall have a minimum depth and width of 24 feet.
- 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.
- All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
- 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.
- 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).
- All yards to have full underground irrigation.
- 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.
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- All homes, within the development to incorporate Airport Noise Abatement Standards with Central Air conditioning to mitigate noise impacts.
- No side patio or entrance doors are permitted.
- 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.
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- All outlots to be maintained by the Homeowners Association.
- The landscape plan to be approved through a site plan approval process. A landscape plan to be submitted for the rear yards of the units located on the west side of the development, this plan should be consistent with the planting plan on the south side of the plat.
PASSED by the City Council of the City of Blaine this 2nd day of May 2013.