DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF FIVE ATTACHED MULTI-FAMILY TOWNHOME BUILDINGS WITH A TOTAL OF 30 UNITS IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT AT 10931-11025 UNIVERSITY AVENUE NE. ANOKA COUNTY COMMUNITY ACTION PROGRAM. (CASE FILE NO. 14-0021/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
05/13/14 |
City Council (1st Reading Rezoning) |
06/05/14 |
City Council |
|
(Comp Plan Amendment, 2nd Reading Rezoning, Pre Plat, CUP |
06/19/14 |
Action Deadline |
06/21/14 |
Planning Commission
The Planning Commission voted unanimously to approve the comprehensive land use amendment, rezoning, preliminary plat and conditional use permit. Several residents spoke at the public hearing with concerns about the project.
Background
Anoka County Highway Department (ACHD) has purchased and removed nine (9) homes along the east side of University Avenue immediately north of 109th Avenue for expansion of the roadway in 2014 and 2015. All of the residents were relocated as part of that acquisition. There are two single family homes on the south side of the project that have not been purchased as no additional r-o-w was needed at that location. These two homes are just north of four homes that are owned by ACCAP and that have been serving the RISE program.
ACCAP has been working with the City and Anoka County on a residential redevelopment concept that would include the removal ACCAP's four homes, the two homes not purchased by the Anoka County Highway Department, and six of the now vacant lots that were purchased by the ACHD. ACCAP has reached an agreement to purchase the two homes currently still privately held. The proposed redevelopment project would include 30 townhomes within five separate buildings on this property. ACCAP would own all units and would rent the units to residents at 60% of the median income ($49,380-family of four). The City's economic development arm (Blaine EDA) has agreed to assist ACCAP in the redevelopment by providing funds for site assembly and redevelopment.
In order to accomplish this redevelopment, a comprehensive land use amendment, rezoning, preliminary plat and conditional use permit would need to be approved by the City of Blaine.
Please note that a neighborhood meeting was held at City Hall on April 30th to allow the neighborhood adjacent to this proposal to review the plans. Four residents, from three adjacent homes, came to review the plans. Two of the residents were generally opposed to the project.
Conditional Use Permit
If the property is rezoned to DF (Development Flex), a conditional use permit is required that sets up the standards for the development of the property.
There will be a total of 5 (five) buildings in this development that will include 30 townhome units. The unit mix is as follows:
· 8 three bedroom units |
· 20 two bedroom units |
· 2 two-bedroom accessible units |
Four of the buildings will include two-story townhome units and one building will contain 4 two-story units and 2 one-story units. All units will have attached garages.
The building façade along University Avenue will contain brick and stone elements, enhanced window fenestration, and altered roof lines to provide interesting architectural elements on the building. All other sides of the building will be lap siding and the lap siding must be LP siding or James Hardie siding.
The units will rent from $800 to $1,000 generally serving residents at 60% of the median income ($49,380 for a family of four).
There are 28 off street stalls, 34 stalls adjacent to attached garages for each unit and more than 30 garage spaces. The number of stalls exceeds the number of spaces (2.2 per unit) required for other high density projects in Blaine.
The entrances to the site will be via a right-in-right-out along the north side of 109th Avenue and a right-in-right-out on the east side of University Avenue.
The landscape plan does not meet the City's general landscaping requirements for high density residential projects in other areas of the City. Given that the site has very little area to work with regarding additional trees and given its proximity to University Avenue, staff is amenable to accepting the landscape plan as it is presented, with a few minor changes. Staff will work with the developer to provide extra trees in key locations such as to mitigate the impact of University Avenue for the townhomes. Final landscape plan will be approved with site plan approval.
There are two fenced in play areas for the site that are located in between the buildings. There will also be an 8-foot high, board on board maintenance free fence along the entire length of the east edge of the property, adjacent to the rear yards of the existing single family homes that front 4th Street.
It should be noted that the development will require permanent financing once details of the project have been developed and approved. This would result in a project start-up in 2015 or even early 2016.
Recommendation
By motion, approve the conditional use permit.
Attachments
Zoning and Location Map
Memo from ACCAP
Preliminary Plat
Grading Plan
Site Plan (2)
Landscape Plan
Floor Plans (4)
Elevations
Public Comment Received
Body
WHEREAS, an application has been filed by Anoka County Community Action Program as Conditional Use Permit Case File No. 14-0021; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 13, 2014; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on June 5 and 19, 2014.
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 five attached multi-family townhome buildings with a total of 30 units in a DF (Development Flex) zoning district based on the following conditions:
1. Site plan approval is required prior to any work beginning on site. In order to receive site plan approval, the developer will need to submit acceptable plans, a site improvement performance agreement and a financial guarantee that covers the cost of the exterior improvements on site. This financial guarantee for the cost of the site work must be in the form of 10% cash and the remainder of cost must be covered by an acceptable bank issued Letter of Credit.
2. All landscaping on site must be installed as shown on the drawings attached to this report. Underground irrigation must be provided for the entire site.
3. All exterior building elevations must be constructed as shown on the drawings attached to this report. All lap siding must be either LP siding or James Hardie siding.
4. An 8-foot high board on board maintenance free fence must be constructed along the entire length of the east side of the site. Permits are required for this fence and the fences installed around the play areas.
5. All lighting on site must meet the requirements of the Zoning Ordinance. A lighting plan must be submitted that indicates foot candle readings throughout the site and that all lights are downlit and shielded to prevent glare or spill. Pole mounted lighting is limited to 20-feet in height. There shall be no lights installed on the rear of the building (east side) and there shall be no freestanding lighting on the east side of the site.
6. All signage is issued under a separate permit.
7. SAC and WAC payments will be due prior to issuance of first building permits for each building.
8. The buildings construction and components to meet the Noise Abatement Standards outlined by Zoning Section 33.22 based on the site's proximity to University Avenue.
9. This building will need to be licensed under the City's annual Rental License Program.
10. Coon Creek Watershed review and permit is required prior to any activity occurring on site.
11. The site plan must accommodate existing drainage flow patterns from the properties adjacent to the east property line. Storm water runoff must not be trapped in the rear yards.
12. CUP approval extends for a period of two years and must be extended to be valid if the project does not commence construction within that timeframe.
13. Permission from Anoka County must be obtained to utilize the storm water pond that will be constructed as a part of the University Avenue reconstruction project adjacent to the north side of the site.
PASSED by the City Council of the City of Blaine this 19th day of June 2014.