Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit to Allow for the Construction of 29 Single Family Homes in a DF (Development Flex) Zoning District at 12551 Lever Street NE. Summerville Meadows (Capital Trust Development LLC) (Case File No 21-0059/SLK)
end
Executive Summary
The applicant is requesting a conditional use permit to allow the construction of 29 single family homes in the DF (Development Flex) Zoning District.
Schedule of Actions
|
Planning Commission Public Hearing |
11/09/21 |
|
City Council (Conditional Use Permit) |
12/20/21 |
|
Action Deadline |
02/05/22 |
Background
Staff report prepared by Shawn Kaye, Associate Planner
Capital Trust LLC is proposing to develop approximately 14.24 acres on the east side of Lever Street and north of 125th Avenue NE to construct 29 single-family homes on two existing properties. The applicant is requesting a rezoning, preliminary plat and conditional use permit.
Rezoning
Currently, the property has an existing zoning designation of FR (Farm Residential) and is guided in the Comprehensive Plan as LDR (Low Density Residential). The property is within the MUSA (Metropolitan Urban Service Area) which indicates it is intended to be served with city sewer and water. The proposed zoning is DF (Development Flex) to cover the residential uses. With the DF zoning, housing products and neighborhood design issues will require and be regulated by a Conditional Use Permit (CUP).
Preliminary Plat
Capital Trust LLC is proposing to develop 14.24 acres into 29 single-family homes, The development will be known as Summerville Meadows. The single-family lots have a minimum width of 55 feet. The existing home and several accessory buildings will be removed from the site. All existing structures will need to be removed prior to recording the plat with Anoka County. Two outlots are proposed for potential future lots, stormwater management and wetlands.
This development proposes to stub a street (south) to provide access to the property to the south of this development. The street access to the south shows how the property could be accessed in the future.
Sidewalk is proposed on one side of all streets.
Park dedication will be required for the 29 new lots being constructed at the rate of $4,449 per unit, for a total park dedication fee of $129,021 if paid and recorded in 2021. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
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.
Rice Creek Watershed District review and permit are required prior to any city plan approval.
Construction contract documents shall include the following: 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. Additional information is required on adjacent parcels to confirm that existing drainage patterns are being addressed. The development plan shall indicate all structures will be protected from flooding. Supporting wetland delineation report, geotechnical investigation report, soil boring logs and hydrology report shall be included in the submittal for city review and approval. Utilities must be extended to the end of the stub streets to serve adjacent parcels.
Hydrant locations will need to be reviewed with the City’s Public Works and Fire Departments prior to final plan approval. Additional hydrants may be needed to facilitate maintenance.
As-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
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.
M/I Homes is the proposed builder for the development. The single-family homes are proposed to range from 2,100 square feet to 2,600 square feet and from $400,000 to $450,000.
The single-family homes are not proposing to have a homeowners association.
Vinyl siding is proposed on front elevations of the housing product, which is consistent with other similar projects which is supported by staff.
The grading plan shows that about 1.5 acres of trees will be disturbed by construction. Applying the maximum tree replacement requirement (8 trees per disturbed acre), 12 trees are required to be planted. Therefore, the tree replacement requirement will be covered by the required two trees per lot. Each lot in the development will be required to have the standard two trees per lot with extra plantings on corner lots. The smaller size of the lots make it difficult to plant two trees in the front yard, therefore, one tree will be required in the front yard and one tree in the rear yard. The landscape plan also includes additional plantings adjacent to Lever Street.
Because of the proximity of portions of this development to 125th Avenue, it is recommended that Noise Abatement Standards be incorporated into all housing constructed within 500 feet of 125th Avenue.
Strategic Plan Relationship
This item is consistent with the strategic plan goal related to maintaining current growth in the northeast area of the City.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
Financial Impact
Not Applicable.
Public Outreach/Input
Notice of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the City’s website.
4. Posted (sign) on the property with contact information for the Planning Department.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Existing Conditions
Preliminary Plat
Color Site Plan / Future Street Access to South
Preliminary Grading and Erosion Control Plan
Landscape Plan
Ghost Plat / Tree Preservation Plan
House Plans
Narrative
Public Comments
Unapproved Planning Commission Minutes 11/9/21
Body
WHEREAS, an application has been filed by Capital Trust Development LLC as Conditional Use Permit Case File No. 21-0059; and
WHEREAS, said case involves the land described as follows:
Lot 1, Block 1, GREEN MEADOW ADDITION, Anoka County, Minnesota
and
Outlot A, GREEN MEADOW ADDITION, Anoka County, Minnesota
WHEREAS, a public hearing has been held by the Blaine Planning Commission on November 9, 2021; and
WHEREAS, the Blaine Planning Commission recommends said Conditional Use Permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on December 20, 2021.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a Conditional Use Permit is hereby approved per Section 29.110 of the Zoning Ordinance to allow for the construction of 29 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 attached garages - one detached accessory structure, with area less than 120 square feet, will be permitted.
2. Private swimming pools/meeting the requirements of Blaine Code of Ordinance Article IX, Division 2 and 3.
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 Section 33.10 of the Zoning Ordinance.
Standards
1. Front yard setback - 25 feet
2. Side yard setback - 7.5 feet for house and 7.5 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. One detached accessory storage building below 120 square feet is permitted provided it meets 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 1,300 square feet for a single level.
8. All homes shall have a minimum depth and width of 24 feet.
9. All homes to be constructed are to be consistent in architecture, materials and style with the drawings/elevations attached to this CUP.
10. 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.
11. All residential dwellings must be built in conformance with the current edition of the Minnesota State Building Code.
12. 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. Due to the small lot sizes, the driveways are not subject to the maximum 45 percent front yard coverage requirement of 33.13 (j) (2) in the zoning code.
13. 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.
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 development entrance signage by separate permit.
16. Each lot in the development will be required to have the standard two overstory trees per lot (one front yard and one rear yard, minimum size of 2.5 caliper inches) with extra plantings on corner lots.
17. Noise Abatement Standards be incorporated into all housing constructed within 500 feet of 125th Avenue.
PASSED by the City Council of the City of Blaine this 20th day of December, 2021.