Development Business - Sheila Sellman, City Planner
Title
Title
Second Reading
Granting a Rezoning from FR (Farm Residential) to DF (Development Flex) for Approximately 10.9 Acres at 12030 Radisson Road NE. Radisson Hills (Radisson Estates, LLC) (Case File No. 22-0023/SLK)
end
Executive Summary
The applicant is requesting a rezoning from FR (Farm Residential) to DF (Development Flex) for the construction of 30 single-family lots.
Schedule of Actions
|
Planning Commission (Public Hearing) |
06/14/22 |
|
City Council (1st Reading) |
07/06/22 |
|
City Council (2nd Reading) |
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), allowing 2.5 to 6 units per acre. 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.
Rezoning
Section 27.03 Criteria for granting zoning/comprehensive plan amendments:
The City Council may adopt amendments to the zoning ordinance, zoning map, and comprehensive plan relative to land uses within a particular district or to the location of the district lines. Zoning amendments shall only be used as a means to reflect changes in the goals and policies of the City as reflected in the comprehensive plan or changes in conditions in the City. Although there are no explicit findings that must be made in conjunction with rezoning, appropriate considerations include:
• The proposed DF district is consistent with the Comprehensive Plan (allows residential homes). This proposal is to have 2.75 units per acre, meeting the 2.5 to 6 units per acre allowed in the LDR land use designation.
• The proposed DF zoning will allow the property to be subdivided into smaller lots. The current FR zoning requires a minimum lot size of 10 acres.
The DF district is intended 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. The DF district also attempts to create a reasonable balance between the interests of the property owner in freely developing their property with greater flexibility in land uses, and at the same time protects the interest of surrounding properties.
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 are 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 in this development (i.e., rambler, split level, and two-story). The homes will 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 that are installed in the manner, location and type prescribed by the City Engineer. The developer shall pay the costs of all 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.
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, approve the Ordinance.
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
THE CITY OF BLAINE DOES ORDAIN: (Added portions are underscored and deleted portions are shown 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:
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.
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 6th day of July, 2022.
PASSED by the City Council of the City of Blaine this 18th day of July, 2022,