HomeMy WebLinkAbout2003-016 Inf Sh 69th Avenue, Westerly of Humboldt Avenue Application Filed on 7-24-03
City Council Action Should Be
Taken By 9-22-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-016
Applicant: Peter B. Myers
Location: South Side of 69th Avenue, Westerly of Humboldt Avenue
Request: Site and Building Plan Approval
The applicant, Peter B. Myers on behalf of Norse Management, Inc., is seeking site and building plan approval to construct a 21 unit townhome complex with a common area on a 101,333
sq ft. (2.33 acres) site created under the proposed plat comprehended under Planning Commission Application No. 2003-015. The site is located on the south side of 69th Avenue North,
westerly of Humboldt Avenue and is zoned R-5 (Multiple Family Residence). It is bounded on the north by 69th Avenue North with single family homes on the opposite side of the street;
on the east by R-5 zoned property containing the Humboldt Court Apartments; on the south by I-1 (Industrial Park) zoned property containing an industrial building; and on the west by
the Earle Brown Farm Apartments parking lot. The R-5 zone allows as a permitted use, multiple family dwellings of
2 ½ to 3 stories in height at a density requiring 2,700 sq. ft. of land per dwelling unit. This district also allows R-3 uses (Townhomes) as permitted uses provided they adhere to the
R-3 district requirements. The R-3 district, among other things, requires 5,400 sq. ft. of land per dwelling unit (approximately 8 units per acre).
DENSITY
The site in question is 101,333 sq. ft. (2.33 acres) according to the information provided. At 5,400 sq. ft. of land per dwelling unit, this 21 unit proposal would require 113,400 sq.
ft. of land. The applicant proposes to meet the zoning ordinance density requirements by utilizing the provision contained in Section 35-400, Subdivision 1b, which allows the total
minimal 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 could allow
the minimum land area for this development to be reduced by 21,000 sq. ft. requiring a total land area of 92,400 sq. ft. The applicant’s proposal, therefore, meets the zoning ordinance
density requirements. It should be noted that if the applicant were proposing to have a 2 ½ to 3 story apartment building, which is also a permitted use in the R-5 zone, he could have
at least a 37 unit apartment complex given the density requirements for such a use.
ACCESS/PARKING
Access to the townhome site would be from 69th Avenue North at the northwest corner of the complex. A 24 ft. wide private drive would traverse the site in an east/west and north/south
fashion. Four units would be on either side of the driveway on the north leg of the driveway and four units would be on either side of the driveway on the south leg. Five units would
face west and are located on the east side of the complex. Each unit has two under building garage spaces and two parking spaces in front of the garages. The parking requirement for
a multiple residence is a minimum of two parking spaces per dwelling unit, in this case 42 parking spaces are required. Four spaces per unit (84 parking spaces) are provided in the
garages and in front of the units plus eight guest parking spaces are also provided north of the west facing townhome units. Ninety-two total parking spaces are within the complex,
which should be sufficient. Turn around areas are provided at the end of the driveways.
GRADING/DRAINAGE/UTILITIES
The applicant has submitted preliminary grading, drainage, utility and erosion control plans that are being reviewed by the Public Works Director/City Engineer. His written comments
will be forwarded to the Planning Commission for consideration. The site is too small to require review by the Watershed Management Commission. Water and sanitary sewer will be tied
into existing utilities on the Earle Brown Farm Apartments to the west. The water main will loop the site under the driveways. Separate sanitary sewer and water connections will be
made from the mains. An existing storm sewer line running east and west along the northerly portion of the site will be relocated under the drive lanes connecting to a storm water management
pond at the northeast corner of the site. Storm sewer connections are also made at the southeast corner of the site to serve the townhome complex.
B-612 curb and gutter is required around driving and parking areas except where the City Engineer may approve surmountable curb and gutter immediately in front of the townhome units.
Thirty-eight foot wide drainage and utility easements are provided on the north and south legs of the driveway and a 40 ft. wide drainage and utility easement for the north/south leg
of the driveway. These connect to existing drainage and utility easements on the Earle Brown Farm Apartments. These easements are to be filed with the plat for the project.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 2.33 acre site requires 210 landscape points. The applicant
proposes to meet the landscaping requirements by providing eleven shade trees (Bur Oak) five of which are located on either side of the entrance drive, two along the south side of the
site and four around the pond at the northeast corner of the site. Seven Black Hills Spruce are proposed, four in the north green strip and three to the south end of the site. A total
of 23 ornamental trees are proposed, 17 Prairie Fire Crab and six American Plum. These primarily are proposed for planting areas in front of each of the units. The Prairie Fire Crab
are proposed for in front of the 12 townhome units facing north and south while the six American Plum will be in front of the five west facing townhome units. The additional Crab will
be located at the entrance to the site. Coniferous shrubs such as Hughes Juniper and Nigra Yew are located in planting beds on either side of the entrance to the site. Perennials,
such as Little Bluestem and Pennsylvania Sedge are also located in these planting areas. Perennials such as Prairie Dropseed and Little Bluestem are interspersed with the decorative
trees in front of each of the units. Arrowwood Viburnum, Hughes Juniper, Nigra Yew, Saskatoon Serviceberry and some Red Twigged Dogwood along with perennials are provided as well along
the north/south leg of the private roadway.
The site shows a mixture of sod and various seeds at different locations. The areas north, south and in the center of the units themselves should be sodded while the seed mixture might
be acceptable around the storm water management pond. The total number of points provided in the applicant’s landscape plan is 210.5 points, not counting points for 280 perennials.
BUILDING
The applicant has provided building elevations and floor plans for the proposed townhomes. The front entrances to the townhomes show a small porch and double garages. Dormer windows
are a prominent feature within the gabled roofs. Materials are not called for in the elevation submitted. The applicant should provide detailed information as to the building materials
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. The lighting plan calls for eight freestanding lights
located throughout the complex. Two are proposed along the main entrance drive, one between the northerly set of units and two between the southerly units and three along the north/south
leg of the driveway including one at the guest parking site. These light fixtures are to be a cut off type to direct light down onto the site. In addition, wall mounted light fixtures
would be provided at each of the entrances to the townhomes.
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 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.
RECOMMENDATION
The plans generally appear to be in order and approval is recommended subject to at least the following conditions:
The building plans are subject to review and approval of the Building Official with respect to applicable codes prior to the issuance of permits.
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 to be determined based on cost estimates shall be submitted prior to the issuance of building permits to
assure the completion of site improvements.
The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee.
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.
The applicant shall provide appropriate erosion and sediment control devices on site during construction as approved by the City Engineering Department.
All work performed and materials used for the construction of utilities and curb and gutter shall conform to the City of Brooklyn Center’s current Standard Specifications and Details.
All driveways in this complex shall be either blacktop or concrete in accordance with the requirements of the City’s Zoning Ordinance.
B-612 curb and gutter shall be provided around all driving and parking areas except where the City Engineer may approve surmountable curb immediately in front of the townhome units.
The building elevations shall reflect the exterior materials to be used in this development.
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.
8-14-03
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