DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 55 SINGLE FAMILY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT AT WOODLAND PKWY/GHIA STREET NE. WOODLAND DEVELOPMENT CORPORATION. (CASE FILE NO. 14-0036/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
07/08/14 |
City Council (Plat and CUP) |
08/07/14 |
Action Deadline |
08/16/14 |
Background
In 2011, a preliminary plat was approved for the Woodland Development. The preliminary plat approval consisted of subdividing this approximately 18 acre parcel into a subdivision with a total of 68 dwelling units creating a mixture of single and multi-family residential units. This previously approved pre-plat consisted of detached townhomes and attached twin homes. Due to the market, the pollution clean up requirements, and the new park (Lexington Athletic Complex) the applicant is requesting to amend the previous proposal by requesting a CUP amendment and new Preliminary Plat.
Analysis
The preliminary plat proposal consists of subdividing approximately 18.26 acres into a subdivision with a total of 55 dwelling units creating single family residential units.
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 establish the minimum standards for each of these areas.
Neighborhood Description
In summary, The Woodland Village 7th Addition is proposed to contain the following:
Area West of Ghia Street (Lots 1-21 Block 1)
· 21- Single-Family Lots (75 foot wide lots)
Parkway West (Lots 1-7 Block 2 Lots 1-27 Block 3
· 34 Single Family Lots (65 foot wide lots)
The area west of Ghia Street will be a single-family product with custom built homes. The single-family lots for these homes are proposed to be typically 75 feet in width. The typical depth is around 125 feet. The homes will include some brick and stone. The floor plans would provide 2,200+ square feet of finished area for two story homes. The estimated price of this product is $350,000-$375,000.
The homes located west of Woodland Parkway (Lots 1-7 Block 2 and Lots 1-27 Block 3) will be constructed on a smaller lot of 65 feet in width. The depths on these lots range from 120 feet and deeper. The homes will include some brick and stone. The floor plans would provide 2,200+ square feet of finished area for two story homes. The estimated price of this product is $350,000-$375,000.
All single-family units are proposed to be constructed with a minimum 25-foot front yard setback and 30-foot rear yard setback. The homes will have a 7.5 foot side yard setback for living area and a 5 foot side yard setback for the garage.
There will be approximately 5-6 different builders within the proposed development.
The required landscaping in the single-family area consists of two front yard trees per lot. This requirement will need to be met on the landscape plan.
The existing homes platted east of Woodland Parkway have the requirement that metal and/or vinyl cannot be used on any front elevations. Vinyl and metal siding are permitted on side and rear elevations east of the Parkway. The applicant would like the option to allow vinyl on all elevations, including the front of the homes in Woodland Village 7th Addition.
Because of the proximity of portions of this development to Lexington Avenue it is recommended that Noise Abatement Standards be incorporated into all housing constructed within 500 feet of Lexington Avenue.
Outlot H is for future development and will be reviewed, once plans are made available, for ability to meet the developer's responsibility to create affordable housing consistent with the Livable Communities Grant received from the Met Council for environmental clean-up of the property.
Park dedication will be required for all units.
Engineering Items
The City may be required by Anoka County to share in the costs of future signal and intersection improvements to Lexington Avenue. The City will be required to cost share in these improvements and this amount will proposed to be assessed to benefitting parcels including those in the plat.
Currently the Developer is working on testing and if necessary, removing, contaminated material from the site. This work is partially funded by the Livable Communities Grant as well as City EDA funds. The City and Developer have a Site Improvement Performance Agreement in place to ensure the completion of the work.
The Developer is proposing to construct private streets. For parking on both sides, the streets must be a minimum of 29 feet back to back of width. All streets will follow the Anoka County street name grid system. The Developer will need to maintain proper site distance along Woodland Parkway for traffic using Driveway E. Grading and landscape items in the site line will need to meet the City's site distance maximum of 30" above the gutter line of the street. The Developer may wish to construct a cul-de-sac or other turn around for Driveway E at Woodland Parkway.
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. The 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.
Rice Creek Watershed District review and permit is required prior to the start of any work associated with the plat improvements.
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.
A Letter of Map Revision was issued by FEMA in 2008, revising the flood map for the area. 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.
Development roadway drives and utilities (sanitary, water main, storm water management) outside of the public right-of-way shall be considered private, but shall be constructed per the City of Blaine's Standard Specifications. Future inspections, operations, and maintenance shall be the responsibility of the development association.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat (2)
Preliminary Site and Utility Plan
Preliminary Grading (2)
Elevations
Body
WHEREAS, an application has been filed by Woodland Development Corporation as Conditional Use Permit Case File No. 14-0036; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on July 8, 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 August 7, 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 55 single family homes in a DF (Development Flex) zoning district based on the following conditions:
Single Family - DF Development Standards (55 units)
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 - 25 feet
2. Side yard setback - 7.5 feet for house and 5 feet for garage.
3. Corner side yard setback - 20 feet
4. Rear yard setback - 30 feet
5. Maximum building height - 2 1/2 stories or 35 feet.
6. 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.
7. The minimum finished floor area above grade for all homes shall be as follows:
a. 1,500 square feet for single level/split level; 2,200 square feet for two-story home.
b. All homes shall have a minimum depth and width of 24 feet.
8. All homes to be constructed utilizing pre-approved exterior materials, roof pitches and elevations to be consistent with other homes currently being built within the development. Metal siding (.24 gauge minimum) and vinyl siding (.42 gauge minimum) can be used on all elevations. 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 overstory tree and one boulevard overstory tree with a minimum of 2½-inch caliper. Corner lots shall each have one additional boulevard tree.
13. All homes within 500 feet of Lexington Avenue, to incorporate the Noise Abatement Standards with Central Air conditioning to mitigate noise impacts.
14. Developer to execute and record, where deemed appropriate by the City Engineer, with the sale of single family lots, 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. All unit foundations to have a minimum of 12 foundation plantings along front of home.
16. All lots shall have underground irrigation.
17. All entrance monument signage to be approved by a separate permit.
18. Developer to submit a landscape plan for Outlots B, E, and G. Plan to be submitted and approved prior to City issuance of building permits. Outlots B, E, and G to be owned and maintained by the Homeowner's Association.
19. Development roadway drives and utilities (sanitary, water main, storm water management) outside of the public right-of-way shall be considered private, but shall be constructed per the City of Blaine's Standard Specifications. Future inspections, operations, and maintenance shall be the responsibility of the development's homeowner's association.
20. A landscape plan be prepared for the 300 feet of frontage on Lexington Avenue that contains a minimum of 15 overstory deciduous trees and 30 conifer trees.
PASSED by the City Council of the City of Blaine this 7th day of August 2014.