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HomeMy WebLinkAbout1984 01-12 PCP Planning Commission Information sheet Application No. 84001 Applicant: Reynolds -Homes, Inc. Location: 55th and Aldrich Avenues North Request: Site and Building Plan The applicant requests site and building plan approval to construct a 28 unit townhouse complex on the 3.44 acres of land consisting of the old Madsen Floral property, the former Madsen residence, and the excess back yards of four adjacent residences. The property in question was the subject of rezoning Application No. 79018 submitted by Art Kvamme. That application., which sought a rezoning to R3, was approved by the City Council on August 13, 1979 following conclusion of an agreement between Mr. Kvamme and neighboring property owners. The property is still legally classified as R1 , pending a replatting of the land in question to legally describe the area rezoned to R3. The land in question is bounded by 56th Avenue North and two residences on the north, by single-family residences facing Camden Avenue North on the east, by 55th Avenue North and two single-family homes on the south, and by single-family homes facing Bryant Avenue North on the west. The site in question is 3.44 acres. At 8 units per acre, the site can accommodate 27.52 or 28 units. No density credit is therefore being sought. Access to the si e is gained via a central drive, 24' wide, extending from 55th Avenue North to 56th Avenue North. It is not anticipated that the drive connecting 55th and 56th Avenues North will induce much cut-through traffic, inasmuchas Aldrich is not a through street in this area and the proposed driveway does not line up directly with Aldrich Avenue North, north of 56th Avenue North. Driveways leading off the main drive to the individual units are 18' wide. Two units facing 55th Avenue North and two facing 56th Avenue North have driveway access directly onto the public streets. The 28 townhouses are arranged in 7 "quads,' 5 to the east of the main drive and 2 to the west. Each -unit will have a double tuck-under garage and driveway parking space for two vehicles. In addition, the plan calls for 24 guest parking stalls for a total of 136 parking spaces available. This far exceeds the required 2 spaces per unit. The site plan provides for a 15' wide buffer strip adjacent to abutting single- family residences as required by City ordinance when an R3 development abuts R1 zoned land. A 6' high decorative wood fence is proposed adjacent to the east ana north property lines of the residence immediately to the west along 55th Uenue North, and along the east and south property lines of the residence to the west along 56th Avenue North. The remainder of the site perimeter adjacent to resi- dential property is proposed to be screened by landscaping. This perimeter land- scaping is to consist of 6' Austrian Pines (12); 6' Black Hills Spruce (14) ; 4" Nanberry (96) ; 4 Zabel Honeysuckle (126) ; and 3' Red Twigged*Dogwood (70) . City ordinance requires either a 4' high opaque fence or wall or a Council approved substitute. Staff have recommended that fencing be considered where no fence currently exists. We are concerned that proposed perimeter landscaping will not provide adequate screening until some years after planting. However, if neigh- bors prefer no fence, the Council may approve the proposed landscaping or some other landscape treatment as screening. The plan also calls for five 6" diameter Marshall Ash at various points along either side of the main central drive. These meet the requirement for large trees in this multi-family development of 28 units- 1-12-84 -1- Application No. 84001 continued In addition to the perimeter landscaping, the applicant has proposed appropriate plantings, including one decorative tree (Autumn Purple Ash or Skyline Locust), one large shrub (Pagoda Dogwood, Japanese Tree Lilac, etc. ) and about half a dozen small shrubs (Mugho Pine, Cranberry Vibernum, Fragrant Sumac, Arcadia Juniper, Goldrop Potentilla) for each unit. All green areas are to be sodded. The grading, drainage, and utility plan calls for drainage to flow from the minor access drives to the central private street, collecting in two catch basins roughly in the center of the project and conveyed by private storm to the public storm sewer in 55th Avenue North. Another catch basin is to be located in the buffer strip along the east side of the site to collect runoff in a low green area and convey it to the main storm sewer line. Each unit will be served by a separate water and sev2r line. The main water line extends through the project from the public main in 56V! Avenue North to the • in in 55th Avenue North, thus providing a utility "loop" which maintains proper pressure. The storm sewer drains to 55th Avenue North and the sanitary sewer fl-ws to 56th Avenue North. The townhouse units are to be built in quads on four levels: lower living level , garage, living-dining-kitchen area, and upper bedroom area. There are two alternate floor plans: one with two bathrooms on the upper floor (one with a shower off the master bedroom) and another plan with a single upstairs bathroom (with access from the hall and the master bedroom) . The gross floor area (including wall space) of the units is approximately 1 ,984 sq. ft. , with approximately 456 sq. ft. for garage space. This leaves 1 ,528 gross sq. ft. of living space, including utility room, closets entry and hallways, and stairs. The exterior treatment includes face brick along the lower 4' .of the front elevations (there are two front elevations or each quad). The remainder of the front and side elevations is primarily with 8" lap board siding, with cedar shakes below and cedar trim bordering the front windows. Fireplaces with face brick exterior trim and wood decks off the side >el- vations are options for each unit. No outside lighting plans have yet been submit <,a and the building elevations show no outside lights. The plans for this development are, for the most part, in order and meet ordinance standards. However, because of the special arrangement between the property owner and the surrounding -neighborhood, the Commission may wish to table the matter at this time to give the neighborhood a chance to react to the proposed plans. Any action recommending approval should include at least the following conditions: 1 . Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits to assure completion of approved site improvements. 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 1-12-84 -2- Application No. 84001 continued 5. Plan approval is exclusiv=e of all signery which is subject to Chapter 34 of the City Ordinances. 6. 8612 curb and gutter shall be provided around all common parking and driving areas. 7. No building permits shall be issued for the project prior to the final plat being approved by the City Council and filed at the County. 8. Plan approval acknowledges the proposed landscape treatment as fulfilling the intent of the Zoning Ordinance requirement for 4` high. opaque screening where an R3 development abuts R,l zoned land. 1-12-84 -3- Planning Commission Information Sheet Application No. 84002 Applicant: Reynolds Homes, Inc. Location: 55th and Aldrich Aves. North (Madsen. Floral ) Request: Preliminary Plat The applicant requests preliminary plat approval to subdivide into a 28 unit town- house project and four residences the Madsen Floral property at 55th and Aldrich Avenues North and the four residential lots immediately to the west. The property in question was the subject of a rezoning application to R3 in 1979 which was approved. however, the property has never been legally described in the Zoning Ordinance absent a replat of the property for an owner-occupied townhouse develop- ment. Technically, therefore, the land is still zoned R1 , pending the proposed replat. The land in question is bounded by 56th Avenue North on the north, by single-family residences facing Camden Avenue North on the east., by 55th Avenue North on the south, and by single-family homes facing Bryant Avenue North (and one long lot facing 55th Avenue North) on the west. The total plat is a rectangle approximately 315' east-west by 597' north-south. The entire plat is approximately 4.33 acres, 3.44 acres of which make up the proposed townhouse development. The remainder consists of four single-family residential lots, two facing 55th Avenue North and two facing 56th Avenue North. The townhouse complex contains seven blocks, each with four lots which are the seven quads and one lot and block for the common area. Two residences facing 55th and two facing 56th, which are transferring their excess rear yards to the townhouse complex, will be the remaining four lots in the plat. The individual townhouse lots are each 27' x 52' or 1404 sq. ft. The common area is approxi- mately 2.54 acres of the 3.44 acre development. There is a power line which extends into the northwestern corner of the townhouse common area.. This will probably be relocated along the proposed property line with a 5' easement on either side. Power line easements are also required along the east and west property lines of the townhouse development. The preliminary plat shows no topographic or utility data which are presented on the proposed site plan. As with all townhouse projects, the association documents are subject to review by the City Attorney and there must be a utility maintenance agreement to allow the City to perform emergency maintenance of on-site utilities in order to preserve health and safety. The preliminary plat does seem to be in order and approval is recommended, subject to at least the following conditions: 1 . The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. The owner of the townhouse portion of the plat shall enter into a utility hookup agreement for water and sewer service to the townhouse project prior to final plat approval . 4. The Association documents fo:r the townhouse development shall be subject to review and approval by the City Attorney prior to final plat approval . 5. The owner shall enter into a standard utility maintenance agreement Stith the City as approved by the City Engineer prior to final plat approval. 1-12-84 1 Planning Commission Information Sheet Application No. 84003 Applicant Welcome Community Home, Inc. Location: .6451 Brooklyn Boulevard Request: Site and Building Plan/Special Use The applicant requests site and building plan approval and an amendment to a special use permit to construct a bedroom addition above the existing attached garage at the Welcome Community Home at 6451 Brooklyn Boulevard and to remodel the existing garage to office space. The lot in question is zoned R5 and is bounded by a single-family home and a three-plex- on the northwest, by Brooklyn Boulevard on the northeast, and by four-plexes on the southeast and southwest. The home is classified under state law as .a "residential facility" or group home and is a special use in the R5 zoning district. A Special Use Permit for a group care facility for up to 9 persons at 6451 Brooklyn Boulevard was granted by the City Council on January 26, 1976 under Application No. 76006. The applicant has submitted a brief letter (attached) explaining that the ex- pansion and remodeling would allow the home to serve as many as 11 young girls (there are 9 girls at present) though it is anticipated that only 10 will actually be present. During the day, while children are in school , there is one staff member on duty. In the afternoon, while children are home, there are two to four staff members on duty, depending on the program for that given evening. At night, while children are asleep, there is one staff member on duty. The girls are between 13 and 17 years of age, are considered "pre-delinquent" and are generally from home environments which pose problems for their healthy personal development. Welcome Community Home offers family counseling, follow-up counseling, and cultural and recreational activities (see copy of brochure at- tached). There is a van which is exclusively for the use of this home to transport clients. A facility such as this is licensed by the Department of Public Welfare under the Public Welfare Licensing Act. The applicant has also submitted a site layout of the property which is not professionally drawn and which is inaccurate in at least certain details (see copy of drawing attached) . Staff have not asked for a survey of the property, but for a professionally drawn site plan which accurately depicts the current and proposed situation. For all practical purposes, an as-built survey of the property is probably the most appropriate means of verifying existing conditions. The applicant proposes no site revisions. However, staff feel that the current parking arrangement may not be adequate. Some of the parking space is not im- proved. Parking and driving areas are not bounded by curb and gutter as is required of most R5 uses. The Commission may recommend a waiver of this require- ment in lieu of the nature of the facility, but we feel more examination of the parking demand of the facility (including van, staff, and visitors) is needed. And, it is necessary to have an accurate drawing by a professional surveyor or engineer to evaluate the parking situation. Staff have asked for a better drawi.ng, but the applicant has not yet responded. The applicant is pursuing no change in the program offered other than the addi- tional number of clients. The application should not jeopardize the existing special use authorization. However, the parking provisions do have to meet the concerns raised by standard (d) of the Standards for a Special Use Permit (attached). That standard requires that "adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. " The information submitted, we believe, is insufficient to determine whether, in fact, this standard is met. Staff there- fore recommend that the application be tabled until appropriate site information is provided. T-12-84 1 1