DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR 8 SINGLE HOMES IN A DF (DEVELOPMENT FLEX) ZONING DISTRICT FOR WOODLAND VILLAGE 10TH ADDITION AT 121ST AVENUE/WOODLAND PARKWAY. WOODLAND DEVELOPMENT. (CASE FILE NO. 15-0013/SLK)
Schedule of Actions
Planning Commission (Public Hearing) |
03/10/2015 |
City Council (CUP and Preliminary Plat)postponed |
04/02/2015 |
City Council (CUP and Preliminary Plat) |
05/07/2015 |
Action Deadline (Extended by City) |
05/11/2015 |
Planning Commission Action
The Planning Commission voted unanimously to approve the preliminary plat and conditional use permit. Residents stated concern that the proposed homes would not be consistent with the existing homes in the neighborhood.
Background
Analysis
The preliminary plat proposal consists of subdividing approximately 8.73 acres into a subdivision with a total of 8 dwelling units creating single family residential units and one outlot for future development.
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 10th Addition is proposed to contain the following:
ยท 8- Single-Family Lots (65-90 foot wide lots)
The single-family lots for these homes are proposed to be 65-90 feet in width. The depth is around 116 to 225 feet. The homes will include some brick/stone and fiber cement siding/LP siding on the front elevation. The floor plans would provide 2,000+ square feet of finished area for two story homes and a minimum of 1500 square feet for rambler style homes. The estimated value of the homes would be consistent with homes to the south (west of the parkway) and in the $300,000+ range.
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.
Habitat for Humanity has expressed interest in building some portion or all of the 8 homes. If so the construction of these homes would help to meet the developer's responsibility to create affordable housing units consistent with the Livable Communities Grant received from the Met Council for environmental clean-up of the property.
The required landscaping in the single-family area consists of two front yard trees and per lot. One additional tree will be required for corner lots for a total of three front yard trees. 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 homes within this plat will have the same requirement.
Outlot A is for future development and has been approved with Woodland Village 7th Addition. 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.
The street and utilities have been constructed for the plat. 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, 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.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Preliminary Plat
Grading Plan
Woodland Village Site Plan
Elevations/Floor Plans (2)
Public Comments
Body
WHEREAS, an application has been filed by Woodland Development as Conditional Use Permit Case File No. 15-0013; 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 and May 7, 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 8 single family homes in a DF (Development Flex) zoning district based on the following conditions:
Single Family - DF Development Standards (8 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; 2,000 square feet for two-story on 4 lots north of 121st Avenue; 2,200 square feet for two-story on 4 lots south of 121st Avenue.
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. Street elevations must be natural, stone, brick, stucco, or Hardie-board (in combination with stone or brick). Roof must be 25-year shingles or better. Minimum roof pitch of 8/12 for gables facing the street. Metal or vinyl siding cannot be used on any front elevations. Metal siding (.24 gauge minimum) and vinyl siding (.42 gauge minimum) must be used on side or rear 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 two front yard overstory trees and one boulevard overstory tree. All homes shall contain a foundation planting plan with minimum of twelve (12) shrubs.
13. The two lots adjacent to the Lexington Athletic Complex shall contain two additional overstory trees along the west property line.
14. The four lots south of 121st Avenue shall contain an additional two overstory or two conifer trees placed along the rear lot line.
15. 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.
16. All lots shall have underground irrigation.
17. All entrance monument signage to be approved by a separate permit.
PASSED by the City Council of the City of Blaine this 7th day of May, 2015.