DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR 150 SINGLE FAMLY HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT FOR SANCTUARY PRESERVE AT LEXINGTON AVENUE/114TH AVENUE NE. PULTE GROUP. (CASE FILE NO. 15-0014/LSJ)
Schedule of Actions
|
Planning Commission (Public Hearing) |
03/10/2015 |
|
City Council (Conditional Use Permit) |
04/02/2015 |
|
Action Deadline |
04/19/2015 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat and conditional use permit. Residents expressed concern over the proposed change in access from Lexington Avenue, lots sizes, garage sizes and the connection to the existing neighborhood.
Background
In 2005, Centex Homes received approval of a preliminary plat and a conditional use permit for a development known as Glenn Meadows on the northwest corner of Lexington Avenue and 109th Avenue. The property was also rezoned to DF (Development Flex) at that time. The preliminary plat, at that time, contained 134 single family lots and 209 attached and detached condominium units for a total of 343 units.
In 2007, Centex Homes changed the scope of the plat to include only single family homes after extensive Corps of Engineers and Rice Creek Watershed District research and permits. That plat contained 127 lots.
Since that time, Centex Homes was taken over by Pulte Homes of Minnesota, who has retained the ownership of this property. Pulte Homes is now ready to develop the property and has presented a plan that includes 150 single family homes in a very similar format as was presented in 2007.
A portion of the site now proposed for single family homes is actually guided as MDR (Medium Density Residential) in the comprehensive plan and was planned for condominium and townhomes in the original approval. The current proposal for single family homes can be accommodated by the existing DF zoning and MDR (Medium Density Residential) land use and therefore no land use amendment is being processed at this time by the applicant. The City may consider amending the land use designation as part of the next Comprehensive Plan Update.
Conditional Use Permit
The single family homes constructed within the plat are known as the Bennett, Newberry, Mercer, Stonebrook and Continental. Elevations and floor plans are provided for your review. The homes have a variety of color and architectural elements including shakes, vinyl siding, brick and stone. The homes are similar in style to what is provided in other DF projects within the City.
The homes range in size from 1,970 square feet excluding the basement to 2,858 square feet excluding the basement. The prices of the homes will range from the mid to high $300,000’s to the low $400,000’s.
All setbacks are listed in the resolution of approval.
The landscape plan that has been presented includes two trees per lot which is consistent with other recent single family development approvals. The plan also calls for additional boulevard plantings along the entrance drives as well as entrance signage.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Grading Plan
Landscape Plan
Narrative
Floor Plans
Elevations
Body
WHEREAS, an application has been filed by Pulte Group as Conditional Use Permit Case File No. 15-0014; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on March 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 April 2, 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 150 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 - 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 in Zoning Ordinance Section 33.11.
Standards
1. Setbacks:
|
Front Yard |
25 Feet |
|
Rear Yard |
20 Feet |
|
Side Yard - House |
7.5 Feet |
|
Side Yard - Garage |
7.5 Feet |
|
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 (1,000) 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.
4. The minimum finished floor area above grade for all homes shall be 1,970 square feet. All homes shall have a minimum depth and width of 24 feet.
5. All homes to be constructed utilizing pre-approved exterior materials, roof pitches and elevations and should be consistent with the architecture provided for the Bennett, Newberry, Mercer, Stonebrook and Continental Homes. 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.
6. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
7. 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.
8. 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.
9. Each lot shall contain one front yard tree and one boulevard overstory tree with a minimum of 2½-inch caliper. Corner lots shall each have one additional boulevard overstory tree.
10. 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.
11. Developer to execute and record, with the sale of each single family lot, an affidavit indicating to homebuyers that Low Impact Development feature within their property will require maintenance, general upkeep, and the importance of the feature to remain in the development.
PASSED by the City Council of the City of Blaine this 2nd day of April, 2015.