HomeMy WebLinkAbout2005-009 - 3955 69th Ave FULL PACKETDate Received
City of Brooklyn Center
Planning Commission Application �.
Application No.F-)
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Address/Street Location of Property S 629 612LA 1,1 P
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Owner Phone No.
Address
Applicant LLP_ 4,�_s ' /1 C.._ Phone No. ()/.,I - �V& -- d 99,S
Address
Type of Request: F1
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Rezoning
Subdivision Approval
F1Other:
Description of Request:
2
Variance Special Use Permit
ySite & Building Plan Approval
�; C: ? _
Application Fee $ lx ?( Acct No. 10100-4403 Receipt No. Lf
The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center,
within fifteen 0 5) days after mailing or delivery of the billing statement, the actual costs incurred by the
City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the
processing of the application. Such costs will be in addition to the application fee described herein.
Withdrawal of the application will not relieve the applicant of the obli a pay costs ' c
withdrawal. '
KOM ns a- P,JHJN,�k (tL_��LA4
Applicant (Please Prin) Applicant's
Dates of P. C. Consideration:
PLANNING COMMISSION RECOMMENDATION
bled
Approved Denied this -� day of .'��c�i 20 0-S-1 subject to the
following conditions:
Chairman
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CITV COI INCH ACTION
Dates of Council Consideration: 3
Approved v` Denied this, day of Lc 20 C)!J ,with the following
amendment: �1 ,
Clerk
CITY OF BROOKLYN CENTER
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430
PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR
SITE AND BUILDING PLAN APPROVAL
Prior to submission of an application for plan review and approval, prospective applicants should arrange an
informational meeting with the Planning Staff to discuss preliminary plans and to become familiarized with
applicable ordinance and policy provisions.
Four (4) copies of the following documents and information will be submitted, at least 14 day c prior to the date
of the regular Commission meeting, concurrent with filing the application (required documents must be
consistent with ordinance and policy provisions before an application may be accepted):
1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent existing
condition, accurately dimensioned.
2. *An accurately scaled and dimensioned site plan indicating:
a) parking layouts and access provisions, including calculation of ordinance parking requirements;
b) designations and locations of all proposed buildings and required setback lines;
c) fences, walls or other screening, including heights and type of material;
d) outside lighting provisions, type and location (foot candle strength at property line must be calculated);
e) curbing (B612 curb and gutter is required). Indicate radius measurements;
f) building information, including: gross floor area, type of construction and occupancy classification.
3. *A landscape plan showing areas to be sodded or seeded, quantity, location, size and species of trees and
shrubbery. (Note: Underground irrigation is required in all landscaped areas in commercial and industrial
districts. Plans must be so noted.)
4. *Building floor plans, elevations, sections and specifications, including materials proposed.
*Existing and proposed land elevations, drainage provisions, and utility provisions, including the diameters
of utility lines.
6. Additional drawings, plans or information deemed necessary by the Secretary.
*Must be prepared by a registered architect or person registered with the State Board of Registration for
Architects, Engineers, Landscape Architects and Land Surveyors, and said drawings/plans will be so
certified.
NOTE: Upon approval of plans by the Council and prior to issuance of permits, a Performance Agreement as to
approved site improvements and a supporting financial guarantee, in an amount to be determined by
the City, are required. Acceptable financial instruments include cash escrow; certificate of deposit;
and performance bond.
Copies of the Zoning Ordinance may be obtained from the Administrative Office. Questions should be directed
to the Planning and Zoning Specialist at 763-569-3330.
Procedures & Requirements for Filing
Application for Site & Bldg Plan Approval
Revised 3-01
Application Filed on 4-07-05
City Council Action Should Be
Taken By 6-06-05 (60 Days)
Planning Commission Information Sheet
Application No. 2005-009
Applicant: CBR Development, LLC
Location: 3955 69th Avenue North
Request: Site and Building Plan Approval
The applicant, Thomas Rollings on behalf of CBR Development, LLC, is seeking site and
building plan approval to construct eight townhomes on a .89 acre lot currently addressed as
3955 69th Avenue North. The site is the subject of a preliminary plat proposing the creation of
eight townhouse lots and an outlot or common area under Planning Commission Application No.
2005-008.
The property in question is zoned R-3 (Multiple Family Residence — Townhouse/Garden
Apartments) and is located on the south side of 69th Avenue North on the lot immediately west of
the city water tower. It is surrounded on the east, south and west by other R-3 zoned property
containing a city water tower (east), The Victoria townhomes (south), and a non -conforming
single family house (west). To the north is 69th Avenue North with a large landscaped median
dividing the east and west bound lanes of 69th with R-1 (One Family Residence) property on the
opposite side of the street. Townhomes such as those being proposed for development are
permitted uses in this R-3 zoning district.
The applicant proposes to demolish an existing single family home and shed currently located on
the site in preparation for the building of the eight townhomes.
DENSITY
The site in question is approximately 38,598 sq. ft. or .89 acre. At 5,400 sq. ft. of land per
dwelling unit (the minimum land area requirement for an R-3 use), this eight unit proposal would
require 43,200 sq. ft. of land. The applicant proposes to meet the zoning ordinance density
requirements by utilizing the provision contained in Section 35-400 Subdivision lb which allows
the total minimum land area to be reduced by 500 sq. ft. for each required parking stall in or
under a multiple residence. Two tuck under garages per dwelling unit are proposed which would
allow the minimum land area for this development to be reduced by 8,000 sq. ft. requiring a total
land area of 35,200 sq. ft. This proposal, therefore, would meet the zoning ordinance density
requirements if the density credit mentioned above is approved.
ACCESS/PARKING
The applicant's proposed access to the site will be from 69th Avenue North at the center of the
site. An existing driveway curb cut will be abandoned and a new one established. A concrete
4-28-05
Page 1
apron will be removed and boulevard grass, sidewalk and curb and gutter must be reestablished
to Engineering Department specifications. A new drive way also meeting Engineering
Department standards for curb and gutter, concrete apron and sidewalk will need to be provided.
The proposed access is right in/right out only at the present time.
The staff following much review, comment and input is very concerned regarding access to this
site given the fact that other lots to the west of this site are also zoned R-3 and are subject to
redevelopment as townhouses. It appears that a total of 32 townhomes could be built in this area,
west of the water tower to the car dealership site further to the west. With only right in/right out
access, U-turns at France Avenue and Halifax Avenue along 69th Avenue will become very
common. This is an unacceptable traffic pattern given that number of dwelling units in this area.
Currently five single family homes occupy these sites and that traffic level is tolerable. We are
suggesting to the developer a reconfiguration of the access to the site, eliminating access on 69th
Avenue North and establishing cross access to this site over the water tower property at its very
south end. It would be our recommendation that a drive way through the water tower site
eventually extend all the way to the west to serve the back portion of all of these lots as they are
redeveloped to townhouses. We have not at this point had the opportunity to meet with the
developer to express the staff concerns and potential for redesign of the site but will be doing so
and, hopefully, will have a different access proposal for consideration by the Planning
Commission. We feel strongly regarding this recommendation to the point that if this is not
worked out, the staff would have difficulty making a favorable recommendation with respect to
this development plan.
The continuation of this report is based on the plans submitted by the applicant to date and
comments reflect that specific plan not the modified plan we are hoping to have accomplished
prior to the Planning Commission's consideration.
The zoning ordinance requires a minimum of two parking spaces per dwelling unit, in this case
eight parking spaces. The two 4-unit buildings will face each other in the approximate center of
the site. Building setbacks are 50 ft. measured from the front parking line for residences
abutting on a major thoroughfare (69th Avenue North). The other building setbacks are 40 ft. for
the rear yard and 10 ft. for the side interior yards. The applicant's plan is to have all of the
required parking (eight stalls) under the building as mentioned above. In addition, they will
provide nine more parking spaces for guests, etc., three in front of the westerly building and six
to the rear of the two buildings. Additional parking could be provided in front of the east
building if needed. The drive way separating the two buildings is 26 ft. in width, which is wide
enough for a drive lane and to access the garages, but it is not large enough to provide for parking
outside the garages. Parking on the site should be adequate given the applicant's plan.
Modifications to the site to accommodate a drive lane along the rear of the property connecting
with the properties to the west and France Avenue to the east should be made.
4-28-05
Page 2
GRADING/DRAINAGE/UTILITIES
The applicant has submitted a preliminary grading, drainage, utility and erosion control plan that
is being reviewed by the Public Work's Director/City Engineer. He has given me some
preliminary comments regarding the adequacy of these plans given the plan submitted. He is
offering written comments with respect to this aspect of the plan as well as traffic concerns given
the existing proposed plan. These comments will be forwarded to the Planning Commission for
consideration. The Public Work's Director has commented that if an access to this site and sites
to the west is accomplished through the water tower property, utilities could be run connecting to
France Avenue rather than to tie into existing utilities on 69`h Avenue North. The grading and
drainage plan needs modification as well. If the proposed access plan is acceptable, it would also
be our recommendation that no access to this site be granted from 69th Avenue North.
B-612 curb and gutter is required around all parking and driving areas. The applicant proposes
an approximate 26 ft. wide drainage and utility easement between the two rows of housing.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to
evaluate such plans. This .89 acre site requires 90 landscape points. The applicant proposes to
meet the landscaping requirements by providing five deciduous trees such as Sugar Maple and
Marshall's Seedless Ashe, six coniferous trees (Black Hills Spruce), and 55 shrubs and
perennials such as Red Twig Dogwood and Anthony Waterer Spirea. The two Sugar Maple
would be located on either side of the entrance drive along 69th Avenue North and the three
Marshall Seedless Ashe would be to the rear of the property. The Black Hills Spruce would be in
clumps of three again on either side of the access drive in the front of the buildings. Shrubs
would surround the buildings along the east and west sides as well as some shrubbery to the rear
of the site.
A matter that needs to be addressed is the requirement in Section 35-410, Subdivision 6 of the
zoning ordinance requiring a certain number of six inch diameter or larger trees on residential
developments such as this. One such tree is required for the first six dwelling units (or portion
thereof) and an additional tree for each seven dwelling units (or portion thereof) in excess of 6
units. This would mean that two six inch diameter trees would be required for this eight unit
townhouse complex. Existing trees over six inches in diameter which can be saved could be
counted towards meeting this requirement. The survey shows a 24 in. Maple and a 24 in. Oak
tree on the site but it is not certain that either of these could be saved. The applicant should
indicate their acknowledgement for meeting this requirement of the zoning ordinance.
The landscape plan indicates sod around the perimeter of the buildings. An underground
irrigation system is not required in an R-3 zoning district; however, one is strongly encouraged.
4-28-05
Page 3
BUILDING
The applicant has provided building elevations and floor plans for the proposed townhomes.
They are proposing vinyl siding and trim with asphalt shingles. Elevated decks are proposed to
the rear of the units and a stairway and railing leading to the front doors are also proposed.
TRASH/LIGHTING
No central outside trash area is proposed. It is assumed that trash will be picked up individually
at each of the townhome units. This should be confirmed. If a central trash area is to be
provided, it should be appropriately screened from view. No lighting plan for exterior lighting
has been submitted. It is assumed that individual units will have front and rear lighting that will
be wall mounted.
The applicant is platting the property so that each of the townhomes can be sold and the common
area would be owned in common and maintained by members of the homeowner's association.
As mentioned with the preliminary plat, homeowner's association documents will need to be
prepared and approved by the City Attorney and filed with the title to the property.
The proposed use is a permitted use requiring site and building plan approval only. No public
hearing is required, therefore, no notices of the Planning Commission's consideration were sent
with respect to this application.
As mentioned previously, we have concerns regarding access to the site and will be meeting with
the developer, hopefully, prior to the Planning Commission's consideration of this application. If
the present access arrangement continues, the staff would not be inclined to recommend approval
of this application.
RECOMMENDATION
If the access matters can be resolved, we would offer the following conditions for consideration:
The 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 erosion control plans are subject to review and
approval by the City Engineer prior to the issuance of permits.
A site performance agreement and supporting financial guarantee in an amount of
be determined based on cost estimates, shall be submitted prior to the issuance of
building permits to assure the completion of site improvements.
4. The applicant shall submit an as built surgery of the property, improvements and
utility service lines prior to release of the performance guarantee.
4-28-05
Page 4
5. The property owner shall enter into an easement and agreement for maintenance
and inspection of utility and storm drainage systems prior to the issuance of
building permits.
6. The applicant shall provide appropriate erosion and sediment control devices on
site during construction as approved by the City Engineering Department.
7. All work performed and materials used for construction of utilities and curb and
gutter shall conform to the City of Brooklyn Center current Standard
Specifications and Details.
B-612 curb and gutter shall be provided around all driving and parking areas.
9. The landscape plan shall be modified prior to the issuance of building permits to
acknowledge at least two 6-inch diameter shade trees.
10. Plan approval acknowledges sufficient density credits for under building parking
to allow eight townhome units on a .89 acre site pursuant to Section 35-400,
Subdivision lb of the zoning ordinance.
11. The homeowner's association documents proposed for this townhome complex
shall be reviewed and approved by the City Attorney and filed with the title to the
property prior to the issuance of building permits.
4-28-05
Page 5
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