DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR CONSTRUCTION OF 105 SINGLE FAMILY LOTS IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT FOR WAGAMON RANCH AT HARPERS STREET/131ST AVENUE NE. (CASE FILE NO. 14-0068/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
02/10/15 |
City Council (1st Reading Rezoning) |
03/05/15 |
City Council (2nd Reading Rezoning, Plat, CUP) |
03/19/15 |
Action Deadline |
03/20/15 |
Planning Commission
The Planning Commission voted unanimously to approve the rezoning, preliminary plat and conditional use permit. One resident spoke with questions about sewer and water.
Background
The applicant, Gorham Development, LLC, is proposing to plat 92 acres on the north end of Harpers Street in Blaine. The property is currently zoned FR (Farm Residential) and has a land use designation of LDR (Low Density Residential). Gorham Development wishes to create single family lots on this property and rezone the property DF (Development Flex) to be consistent with other new development in the general area.
Conditional Use Permit
The homes being proposed are all typical of the type of homes already being constructed within the Lakes development to the south. All exterior home fronts must include brick, stone or cement board products. Vinyl, aluminum and steel siding are allowed only on the sides and rear of the homes. Ramblers and two story homes will be provided in this development.
The minimum square footages of the homes will be 1,800 square foot above grade. Price ranges of the homes will be $600,000 to $900,000. This price range may exceed what is being constructed currently in the Harpers Street area.
There will be trees removed with this development but most of the significant trees are located in the plat's northwest corner. Some of those trees will be retained which when combined with the number of trees planted with general landscaping requirements will exceed the number of trees removed.
All setback and individual lot landscaping requirements are prescribed in the conditional use permit resolution of approval.
There are 3 existing homes that will remain on the plat on three large lots (Lots 3-5, Block 8). The landscape plan includes a ghost plat that indicates how these properties could be further subdivided at a later date should the property owners choose to do so.
The three existing homes will share a driveway until they are later subdivided. All of the septic and well systems of the existing homes must meet current building code requirements or the structures will need to be hooked up to City sewer and water. Additionally, the home on Lot 3 has a septic system that is located on proposed Lot 2, Block 7. This home will be required to hook up to City sewer and water once that system is removed.
There are two homes, septic systems and wells, and several accessory structures that will be removed on the south end of the plat. Demolition permits must be obtained prior to removal of these items.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Grading Plan
Tree Removal Plan
Landscape Plan
Elevations/Sample Floor Plans
Body
WHEREAS, an application has been filed by Gorham Development, LLC as Conditional Use Permit Case File No. 14-0068; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on February 10, 2015; 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 3 and 19, 2015.
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 105 single family homes in a DF (Development Flex) zoning district based on the following conditions:
Single Family - DF Development Standards
Permitted Uses
1. Single-family detached dwellings.
2. Group family daycare.
Accessory Uses
1. Private garages-attached. 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 as regulated by Zoning Chapter 33.11 (d) (3).
Standards
1. Setbacks shall be as follows:
Front Yard |
25 Feet |
Rear Yard |
30 Feet |
Side Yard Interior |
5 Feet (Garage) 10 Feet (Living Space) |
Side Yard Corner |
20 Feet |
2. Maximum building height - 2 1/2 stories or 35 feet.
3. 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 (1,200) square feet. Detached garages or accessory storage buildings above 120 square feet are not permitted.
4. Accessory storage buildings below 120 square feet must meet 5-foot side and rear yard setbacks and be located within the rear yard.
5. The minimum finished floor area above grade for all homes shall be 1,800 square feet for single level and 2,400 square feet for two story. All homes shall have a minimum depth and width of 24 feet.
6. All homes to be constructed are to be consistent in architecture, materials and style with the drawings/elevations attached to this CUP amendment. All exterior home fronts must include brick, stone or cement board products. Vinyl, aluminum and steel siding are allowed only on the sides and rear of the homes.
7. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
8. 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.
9. 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.
10. Each lot shall contain one front yard tree and one boulevard tree. All trees to be overstory deciduous with a minimum of 2½-inch caliper. Corner lots to receive one additional boulevard tree.
11. 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.
12. Fences are allowed in the rear yard only and must utilize maintenance free materials.
PASSED by the City Council of the City of Blaine this 19th day of March, 2015.