HomeMy WebLinkAbout1984 08-23 PCP II Infork:oLion F hr 2 `L
App licationNo. 84031
Applicant: Rod Bernu
Location: 69th and York Place North
Request: Site and Building Plan
The applicant requests site and building plan approval to construct 12 townhouses on
undeveloped lots at the Earle Brown Farm Townhouses at 69th Avenue North and York
Place North. The complex is zoned R3, contains 8 existing townhouses, and is bounded
on the north by 69th Avenue North, by the Earle Brown Farm Estates and a portion of
Shingle Creek Parkway right-of-way on the east, by old Xerxes Avenue North right-of-
way and single-family homes on the south, and by single-family homes on the west.
Townhouses are a permitted use in the R3 zoning district.
The original Earle Brown Farm Townhouse development provided for 28 townhouse units
arranged in quads on an approximate 4.5 acre parcel . The City has begun negotiations
for approximately .75 acres of this parcel to realign the intersection of Shingle
Creek Parkway and 69th Avenue North which will make 8 of the existing lots unbuild-
able. A proposal that called for the maximum number of units in linear clusters on
the remaining land was approved by the Planning Commission and City Council last
year under Applications No. 83010 and 83017. The replat to support this development,
however, was blocked by the owners of the eight existing units who objected to the
number and style of the proposed units. Mr. Bernu has, therefore, proposed to build
quad townhouses on the twelve remaining lots that are unaffected by the right-of-way
acquisition. No replatting of the property will be necessary.
The proposed plan, of course, follows the layout established by the original approval
(Application No. 72050) with somewhat smaller units within the established townhouse
lots. The main driveway serving the development is 30' wide. Driveways coming off
thismain drive are proposed to be 15' wide along the lines of the original plan.
Staff recommend in cases where these smaller driveways have not already been instal-
led, that they be expanded to a 18' width consistent with more recent plan approvals
for similar developments. The plans call for double tuck-under garages in each
unit and, of course, a two-car driveway for a total of four parking stalls per unit.
This is well in excess of the ordinance required two stalls per unit. Nevertheless,
staff recommend that guest parking stalls, equal to one stall per unit be added in
the common areas, consistent with recent plan approvals.
The proposed landscape plan calls for preserving a number of existing trees along
the south and west property lines. A 6' high wood fence also exists along the south
and west property lines to provide ordinance required screening from the single-
family residential area. Proposed plantings include: 12 Red Splendor Crab (one in
front of each unit) and 12 Froebel Spirea (one in front of each unit) and 6 Marshal-
l 's Ash, one at each end of each quad. In the large green area at the northeast
corner of the site, the plan proposes 3 Radiant Crab, 5 Colorado Spruce and 5 Mar-
shall 's Ash. Six (6) Skyline Locust and 4 Norway Maple have been proposed for the
future boulevard area adjacent to Shingle Creek Parkway. Staff recommend that these
trees be relocated to other places on the site since they would impede construction
of the future roadway. All green areas are to be sodded.
No grading plan has yet been submitted. For the most part, it will be identical to the
grading plan approved in 1972, except that a berm will be placed along the east and
north edges of the site. Main utility lines have already been installed. All that
remains to put in are the individual services. Curb and gutter has not yet been
indicated on the plans. Staff have requested a note to that effect and there will ,
of course, be a condition that curb and gutter be provided around all common parking
and driving areas.
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Application No. 840.11 continued
Each townhouse unit in a quad is approximately 21 ' x 44' 6" with a double tuck-under
garage even with the first floor. The first floor living area contains a mud room
between the garage and kitchen, a kitchen, dining room and living room with an option
vaulted ceiling. The upper floor will have one very large master bedroom over the
garage, a full bath, and either a loft or second bedroom above first floor living
area. Fireplaces are standard for each unit. The exterior treatment consists of
pre-finished hard board horizontal siding. The plan calls for decks off the master
bedroom above the garage. Skylights above the loft are an option also. Concrete
patios off the ends of the living rooms are also to be provided.
Site lighting is to be provided by three freestanding lightposts in the southeastern
portion of the site. Each quad will also have two light fixtures on each side (or
eight per quad) . It is recommended that an additional lightpost be added in the
area north of the northeasterly quad to provide lighting to the driveway area and
guest parking which should be added in this location.
Although the plans require a number of revisions, we expect many of these revisions
to be made by or before the Planning Commission meeting. It should, therefore, be
possible to take favorable action on the application, subject to at least the follow-
ing 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.
5. Plan approval is exclusive of all signery which is subject to
Chapter 34 of the City Ordinances.
6. B612 curb and gutter shall be provided around all common parking
and driving areas.
7. The plans shall be revised to provide for the following:
a. a grading plan
b. indication of B612 curb and gutter around all
common parking and driving areas
c. driveway widths of no less than 18' in locations
where the driveways are not in
d. the addition of 20 guest parking stalls in the
common area
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App', i cat i on 110. 84031 cont i nued
e. relocation of trees scheduled for the future Shingle
Creek Parkway boulevard to other areas on the site
f. an additional lightpost in the common area north
of the northeast quad home.
8. The applicant shall enter into a standard utility maintenance
agreement for common area utilities prior to the issuance of
permits.
9. The applicant shall provide the City Engineer as-built utility
information prior to the release of the performance guarantee.
8-23-84 -3-