DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
SECOND READING
GRANTING A REZONING FROM FR (FARM RESIDENTIAL) TO DF (DEVELOPMENT FLEX) FOR 16 SINGLE FAMILY HOMES AT 3500 131ST AVENUE NE. COTTAGEWOOD COVE, LLC. (CASE FILE NO. 18-0018/NBL)
Schedule of Actions
|
Planning Commission (Public Hearing) |
04/10/18 |
|
City Council (1st Reading) |
05/03/18 |
|
City Council (2nd Reading Rezone, Pre-Plat, CUP) |
05/17/18 |
|
Action Deadline |
06/14/18 |
Planning Commission Action
The Planning Commission voted unanimously to approve the rezoning. There were two comments at the public hearing - one opposed to the rezoning and one in support of the project with encouragement for additional trees. One emailed comment expressed the desire to retain as many trees on site as possible.
Background
The North East Area Plan Amendment, approved in 2002, created a land use designation of LDR (Low Density Residential) for this parcel. The proposed single-family development is consistent with the land use designation.
The applicant is requesting a rezoning, a preliminary plat, and a conditional use permit.
Rezoning
The property currently has an existing zoning designation of FR (Farm Residential) and is guided in the Comprehensive Plan as LDR (Low Density Residential). The project zoning is proposed to be DF (Development Flex) to cover all of the residential uses. With the DF zoning, housing products and neighborhood design issues will require and be regulated by a Conditional Use Permit (CUP). The proposed DF zoning is consistent with the surrounding area.
Preliminary Plat
The current preliminary plat proposal consists of subdividing approximately 10.07 acres into 18 lots containing 16 single-family lots and two outlots. The application proposes single-family homes consistent with the DF zoning and the LDR land use designation. The 16 single-family lots have a minimum lot width of 70 feet, which is consistent with the surrounding lots. The outlots will be used for storm water ponding and wetlands.
There will be one street connection to 129th Avenue and a cul-de-sac on the north end of the development. An eight-foot bituminous trail must be constructed by the developer on Outlot B to access the City’s open space to the east. The bituminous trial to extend and connect to the City’s existing woodchip trail in the open space.
The developer has the responsibility for financial participation in 131st Avenue NE improvements associated with this development. The improvements include but are not limited to, one half of the cost to construct 131st Avenue across the entire northern property line of the Cottagewood Cove plat, approximately 330 feet. These improvements will include construction of 131st Avenue to a State Aid street standard, a 10-foot bituminous trail and a six-foot concrete sidewalk.
Park dedication will be required for the 16 new lots being constructed at the rate of $4,320 per unit, for a total park dedication fee of $69,120 if paid in 2018. This amount must be paid prior to releasing the plat Mylar’s for recording at Anoka County. The developer will not receive a park credit for constructing the small section of trail in Outlot B.
All local public streets require dedication of 60 feet of right-of-way and shall be constructed to 29 feet back to back of width. All streets will follow the Anoka County street name grid system.
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 ensure access.
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.
Construction contract documents shall include a grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plans. Plans shall detail tree preservation, erosion protection, sediment control, proposed grading contours, utilities, roadway geometrics, storm drainage, storm water quality management, custom lot grading, structure type, and structure elevation information. Additional information is required on adjacent parcels that indicate existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. Supporting geotechnical investigation report, soil-boring logs and hydrology report shall be included in the submittal for City review and approval.
A Coon Creek Watershed District (CCWD) permit is required prior to any site construction.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
The recommendations outlined below are contingent upon the City Council and the Metropolitan Council both reviewing and approving the City’s Sewer Plan amendment that moves this property into the District 6 Sewer Area. These proposed actions cannot be implemented until that occurs.
Conditional Use Permit
The conditional use permit is necessary to set up the standards of development in the DF (Development Flex) zoning district. This is consistent with every DF zoning district within the City.
All setbacks are listed within the proposed resolution for approval. Also included in the resolution are house size standards, exterior material standards and landscaping requirements. The developer is proposing minimum 70-foot wide lots.
The developer is proposing the Hampton model that is predominantly two-stories with four bedrooms, three bathrooms and is approximately 2,500 square feet. The first floor will be approximately 1,250 square feet and the second floor will be approximately 1,250 square feet. The building facades will include varying amounts of stone or brick. The estimated base pricing will be in the mid $400,000’s.
Approximately 10 acres will be disturbed during construction and the City’s tree preservation requirement includes replacing eight trees per acre for all disturbed portions of the development. This would mean that 80 trees would be required for tree replacement purposes. Prior to the release of the final plat Mylar’s the developer will need to present an overall landscape plan that includes 80 trees on site. This can be accomplished by allocating three trees per lot (for a total of 48 trees) and planting and additional 32 trees elsewhere on site. The developer will be required to plant as many of the 32 required trees as possible along the required 8-foot bituminous trail that will lead to the existing city trail. The developer will need to provide a landscape plan detailing the plantings prior to the release of the final plat Mylar’s. The developer also has the option to pay $300 per tree to the reforestation account if they choose not to plant all of the required 32 additional trees. However, three trees will still be required per lot (1 additional boulevard tree on corner lots) and a landscape plan showing the majority of the 32 remaining trees along the trail will be required.
The Planning Commission recommended approval of a Rezoning from FR (Farm Residential) to DF (Development Flex) at 3500 131st Avenue NE based on the following conditions:
1. The DF zoning standards to be incorporated are consistent with and will complement homes and housing options that have been constructed within recent master planned developments.
2. The DF zoning district allows the City the opportunity to have some flexibility when approving developments that warrant higher standards than what is allowed with the traditional zoning districts. It affords the City the opportunity to provide input on items that would benefit the surrounding neighborhoods and the City as a whole.
Recommendation
By motion, move to adopt the Ordinance for second reading so that the rezoning from FR to DF can be implemented.
Attachments
Zoning and Location Map
Site Plan and Utility Plan
Preliminary Plat
Grading Plan
Elevations
Floor Plans (3)
Cross Section
Public Comment
Body
THE CITY OF BLAINE DOES ORDAIN: (Added portions are underscored and deleted portions are shown in brackets with overstrike.)
Section 1. The Official Zoning Map of the Zoning Code of the Municipal Code of the City of Blaine is hereby amended to change the zoning classification of the following described property:
THE W 330 FT OF E 660 FT OF SW1/4 OF NW1/4 OF SEC 2 TWP 31 RGE 23, EX RD, SUBJ TO EASE OF REC
Section 2. The above described property is hereby rezoned from:
[FR (Farm Residential)]
to
DF (Development Flex)
Section 3. The City Manager is hereby directed to make the appropriate changes in the Official Zoning Map of the City of Blaine to reflect and show the changes in zoning classification as set forth above.
INTRODUCED and read in full this 3rd day of May, 2018.
PASSED by the City Council of the City of Blaine this 17th day of May, 2018.