Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit to Allow for the Construction of 30 Single-Family Lots in a DF (Development Flex) Zoning District at 12030 Radisson Road NE. Radisson Hills (Radisson Estates LLC) (Case File No. 22-0023/SLK)
end
Executive Summary
Radisson Hills is a 30-lot single-family subdivision. The development requires a rezoning, conditional use permit and preliminary plat, and is generally consistent with the adjacent developments.
Schedule of Actions
|
Planning Commission Public Hearing |
06/14/22 |
|
City Council (Conditional Use Permit) |
07/18/22 |
|
Action Deadline |
09/17/22 |
Background
Staff report prepared by Shawn Kaye, Planner and Teresa Barnes, Project Engineer
Zoning
The property has an existing zoning designation of FR (Farm Residential). The applicant is proposing to rezone to DF (Development Flex).
Land Use Designation
The parcel has a land use of LDR (Low Density Residential) and this designation allows 2.5 to 6 units per acre. Therefore, the proposed 2.75 units per acre meets the LDR density requirements.
Surrounding Zoning and Land Uses
The surrounding properties to the west and south are zoned DF, the properties to the north are zoned R-1 (Single Family) and the property to the east is zoned FR (Farm Residential). All the surrounding properties are guided LDR (Low Density Residential).
Existing Conditions
The site currently has open grass areas and trees. There is an existing single-family home and five accessory buildings that are proposed to be removed as a part of the development.
History
A concept/ghost plan has been included to identify how the properties to the west and east can possibly be developed in the future.
Evaluation of Request
Plat
The applicant is proposing to develop approximately 10.9 acres into 30 single-family lots and three outlots. The 30 single-family lots have lot widths of approximately 65-68 feet in width. The outlots will be used for ponding and future development. Outlots B and C are too small to plat as lots and therefore are proposed to be combined with the property to the west when it develops. The square footage of the proposed lots range from 8,114 square feet to 17,731 square feet.
Architectural
The developer is proposing several types of homes, such as a rambler, split level, and two-story homes in this development. The homes range in size from 1,360 square feet to 2,520 square feet.
All homes to be constructed shall be consistent in architecture, materials and style with the drawings/elevations presented with the conditional use permit submittal. Included with the report are examples of the elevations and floor plans that were submitted by the applicant. Use of premium materials such as brick, natural stone, stucco, cementious or engineered wood siding or shake shingle siding are to be used on all front elevations. Vinyl/metal siding can be utilized on the side and rear elevations. There should be 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.
Setbacks
• Front yard setback - 25 feet
• Side yard setback - 7.5 feet for house and garage
• Corner side yard setback - 20 feet
• Rear yard setback - 30 feet
Landscaping
Each lot in the development are required to have the standard two trees per lot with extra plantings on corner lots. The smaller size of the lots makes it difficult to plant two trees in the front yard. Therefore, one tree will be required in the front yard and one tree may be planted in the rear or front yard.
Tree Preservation
Approximately 6.5 acres of trees will be disturbed during construction. The City’s tree preservation requirements include replacing eight trees per acre for all disturbed portions of the development. This would mean that 50 trees are required for tree replacement purposes. The developer has proposed a total of 63 trees within this development, this includes individual lot landscaping. The tree preservation replacement requirement has been met.
Park Dedication
Park dedication will be required for the 30 new lots being constructed at the rate of $4,449 per unit (2022 rate), for a total park dedication fee of $133,470. This amount must be paid prior to releasing the plat mylars for recording at Anoka County.
Grading/Storm Drainage
The developer is proposing to grade the entire site as shown on the grading, drainage, erosion protection and sediment control plans prepared by the Developer's engineer. The plans shall include existing drainage patterns (contours) with flow arrows, soil boring locations, perimeter site protection, tree preservation, tree clearing limits, custom grading, proposed grading contours, proposed drainage patterns with flow arrows, storm water management, SWPPP information, temporary erosion protection Best Management Practices (BMPs), and temporary sediment control BMPs information for the site. The SWPPP may be included in the construction plan sheet(s) or prepared as a separate document and included in the development construction contract specifications.
The developer will also need to submit construction contract documents that include a mass (rough) grading, erosion protection, sediment control, development, utilities, roadway, and storm drainage plan sheets. Supporting wetland delineation report, geotechnical investigation report, soil boring logs, and hydrology report shall be included in the submittal for city review and approval.
The grading plan shall provide greater detail on protecting existing trees and providing additional information on adjacent property. The developer will need to receive acknowledgement from the adjacent properties that are shown to be affected by the grading that goes beyond the plat.
For each lot a house is proposed to be constructed on, as-built surveys shall be required to verify structure elevations, custom grading requirements, and final lot grading elevations.
Utilities
Standard water and sanitary sewer access charges (WAC & SAC) become due with each building permit at the rate established at the time the building permit is issued
Utilities will be extended to the edge of the plat for future connection to adjacent parcels.
Hydrant locations must be reviewed and approved by the Fire Department.
Developer shall explore water source for landscape irrigation systems installed throughout the development including the possible use of created ponds or storm water reuse.
Wetlands/Watershed/FEMA
The developer will need to submit the project to the Coon Creek Watershed District (CCWD) for review, approval and permits prior to city plan approval and start of site work.
The development shall indicate that all structures are protected from flooding.
Access/Street Design/Sidewalks/Trails
All local roads shall be constructed to 29-feet back-to-back of width and will extend to the edge of the plat for future connection with adjacent parcels.
Six-foot concrete sidewalks are required to be constructed on one side of all local streets.
As part of the street design, the development will be required to provide street lights installed in the manner, location and type prescribed by the City Engineer. The developer shall pay the costs of all of the street lighting installations. The City agrees to pay the cost of maintaining the portion of the lights that are installed that reflect the normal and typical lighting requirements by the City.
Easements/Right-of-Way/Permits
The developer will need to obtain all required permits to construct the proposed project. A copy of all permits will need to be submitted to the City prior to any site work.
Standard drainage and utility easements shall be dedicated along all lot lines and over areas of delineated wetlands, wetland mitigation, infiltration trenches, drainage swales, and storm water management ponds.
All local public streets require dedication of 60-feet of right-of-way.
The Developer is to provide access for inspection and maintenance of storm water management infrastructure. This maintenance access shall be a minimum of 10 feet wide and allow for vehicular access. Restrictions will be placed on lot lines as needed to limit fences and landscaping to insure access.
Conditional Use Permit
The Blaine City Council shall consider the advice and recommendations of the Planning Commission and the effect of the proposed use on the comprehensive plan and upon the health, safety, and general welfare of occupants of surrounding lands. Among other things, the Council shall consider the following findings where applicable. (Ord. No. 20-2447, 7-20-2020)
1. The use shall not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. This area is guided by the Comprehensive Land Use Plan to allow up to six units per acre of single-family homes. The area with the proposed 30 units calculates to about 2.75 units per acre. The school district staff meets annually with planning staff to receive updates on potential growth. The proposed single-family use will not put an excessive burden on parks, schools, streets, or utilities.
2. The use will be located, designed, maintained, and operated to be compatible with adjoining properties and the existing or intended character of the zoning district. The surrounding properties are guided LDR (Low Density Residential). The proposed use is compatible.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The use is single-family homes, which is consistent with the designated LDR land use and the land use of surrounding properties.
4. The use, in the opinion of the City Council, shall be reasonably related to the overall needs of the City and to the existing land use.
5. The use shall be consistent with the purposes of the zoning code and purposes of the zoning district in which the applicant intends to locate the proposed use. The purpose of the DF (Development Flex) zoning district is to provide for greater flexibility in land use planning and maximize the choice of housing types and styles than is possible under the strict application of other sections of this ordinance.
6. The use shall not be in conflict with the comprehensive plan of the City. This land use allows up to six units per acre and single-family homes. The area with the proposed 30 units calculates to about 2.75 units per acre and is not in conflict.
7. The use will not cause traffic hazard or congestion. The proposed development will not result in any additional traffic hazards or additional congestion to the area.
8. The use shall have adequate utilities, access roads, drainage, and necessary facilities. The proposed development, once constructed, will have the required utility services, adequate roads and necessary drainage facilities to service the proposed development.
Strategic Plan Relationship
Not Applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the rezoning. There were comments at the public hearing from residents related to road access to the proposed development, sidewalks, drainage, uses for the outlots/easements, wildlife, access to Radisson Road, how the proposed road will be constructed at the west property line, and traffic from the new development. Staff attempted to address and respond to the concerns at the meeting, however the format made it difficult to fully respond. Staff had a follow-up phone conversation with one of the residents who spoke at the public hearing to further explain some of their concerns.
Financial Impact
Not Applicable.
Public Outreach/Input
Notices 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.
Staff Recommendation
By motion, adopt the Resolution
Attachment List
Zoning and Location Map
Existing Conditions
Preliminary Plat
Grading Plan
Utility Plan
Tree Preservation
Ghost Plat
Narrative
House/Floor Plans
Unapproved Planning Commission Minutes 6/14/22
Body
WHEREAS, an application has been filed by Radisson Estates LLC as Conditional Use Permit Case File No. 22-0023 for Radisson Hills; and
WHEREAS, said case involves the property described as follows:
That part of Lot Eleven (11), Auditor’s Subdivision No. 81 described as follows: Commencing on the South line of said Lot 11, at a point 467 feet East of the South west corner thereof, thence North and parallel with the West line of said Lot 11 to a point which is 300 feet North of the South line of said Lot 11, thence East and parallel to said South line for a distance of 233 feet to the actual point of beginning, thence Northerly and parallel with the West line of said Lot 11 and its Northerly extension thereof for a distance of 758 feet, thence East and parallel to the South line of said Lot 11 to the center line of Radisson Road as the same is now laid out and traveled, thence Southeasterly along the center line of said Radisson Road to the intersection of the most Easterly line of said Lot 11 and the Center line of Radisson Road, thence South along said East line to a point which is 300 feet North of the Southeast corner of said Lot 11, as measured along said East line, thence West and parallel with the South line of said Lot 11 to the point of beginning, according to the map or plat thereof on file and of record in the office of the Register of Deeds in and for Anoka County, Minnesota.
WHEREAS, the Blaine Planning Commission held a public hearing on June 14, 2022, and recommended approval regarding said Conditional Use Permit; and
WHEREAS, the Blaine City Council has reviewed said case on July 18, 2022; and
WHEREAS, the criteria identified in Section 27.04 for granting a conditional use permit has been met.
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 and 27.04 of the Zoning Ordinance to allow for the construction of 30 single-family lots in a DF (Development Flex) zoning district with 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 Chapter 18 Article IX.
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.
Standards
1. Front yard setback - 25 feet
2. Side yard setback - 7.5 feet for house and garage.
3. Corner side yard setback - 20 feet.
4. Rear yard setback - 30 feet
5. Maximum building height - 2 ½ 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.
8. All homes shall have a minimum depth and width of 24 feet.
9. Use of premium materials such as brick, natural stone, stucco, cementious or engineered wood siding or shake shingle siding are to be used on all front elevations. Vinyl/metal siding can be utilized on the side and rear elevations. There must be 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.
10. All homes to incorporate multiple gables or varied roof lines and articulation of the front façade.
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.
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. Each lot in the development is required to have the standard two trees with a minimum of 2½-inch caliper per lot. One tree will be required in the front yard and one tree may be planted in the rear or front yard. Corner lots shall contain an additional yard tree.
15. All development entrance signage by separate permit.
16. Any trees removed in the tree saved area identified on the Tree Preservation plan must be replanted on site.
PASSED by the City Council of the City of Blaine this 18th day of July, 2022.