HomeMy WebLinkAbout2003-002 Inf Sh 5000 France Avenue North Application Filed on 01-15-03
City Council Action Should Be
Taken By 03-16-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-002
Applicant: Dean Gannon
Location: Northeast Corner of 50th and France Avenues North (5000 France Avenue North)
Request: Site and Building Plan Approval
The applicant, Dean Gannon, is seeking site and building plan approval to construct a four unit townhome complex on the 19,955 sq. ft. (.46 acres) site located at the northeast corner
of 50th & France Avenues North (5000 France Avenue North).
The property in question is zoned R-4 (Multiple Family Residence) and is surrounded on the north by R-1 zoned property containing a single family home; on the east by R-4 zoned property
containing a multiple family dwelling; on the south by 50th Avenue with I-2 (General Industry) zoned property housing various industrial uses on the opposite side of the street; and
on the west by France Avenue also with I-2 zoned property and uses on the opposite side of the street. The R-4 zone allows as a permitted use multiple family dwellings of 1 ½ to 2 stories
in height at a density requiring 3,600 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.
DENSITY
The site in question is 19,955 sq. ft. in area. At 5,400 sq. ft. of land per dwelling unit, this four unit proposal would require 21,600 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 minimum land area to be reduced by 500 sq.
ft. for each required parking stall in or under a multiple residence. He proposes two tuck under garages per dwelling unit, which allows the minimum land area for this development to
be reduced by 4,000 sq. ft. requiring a total land area of 17,600 sq. ft. This proposal, therefore, meets the zoning ordinance density requirements. It should be noted that if the
applicant were proposing to have a 1 ½ to 2 story apartment building (also a permitted use), he could have at least a six unit complex given the density requirements for such a use.
ACCESS/PARKING
The applicant proposes 18 ft. double wide driveways along France Avenue leading to the garages for each of the units. The driveways will be served by an 18 ft. wide curb cut and will
be separated by 9 ft. 4 in. landscaped areas. The driveway closest to the 50th and France intersection is about 34 ft. away from the 50th Avenue North right of way line and about 53
ft. from the edge of the 50th Avenue pavement. Both the 25 ft. sight triangle and 55 ft. clear view triangle can be maintained even if there is a vehicle parked in the driveway closest
to the intersection. No access to the site is proposed from 50th Avenue North.
The Zoning Ordinance requires a minimum of two off street (or on site) parking spaces per dwelling unit in a residential zone. As mentioned previously, there will be two garage spaces
and at least two additional driveway spaces meeting the ordinance requirements for parking. The driveway depths are 35 ft. to 46 ft. measured from the property line to the building
setbacks. An additional 13 ft. exists from the property line to the edge of the street. It appears that each driveway will be able to accommodate parking for four vehicles in addition
to the two garage spaces. Adequate off street parking is available.
GRADING/DRAINAGE/UTILITIES
The applicant has submitted preliminary grading, drainage and utility information that is being reviewed by the City’s Consulting Engineer. The site is too small to require review
by the Shingle Creek Watershed Management Commission.
The survey submitted shows sanitary sewer and water main existing in both France and 50th Avenues. Each of the proposed townhome units will have a separate sewer and water connection.
The manner and location of these connections is being reviewed by Mr. Brink and the Building Official. There is concern regarding the location and timing of connections to the utilities
in France Avenue because France Avenue was reconstructed last year. (Note: 50th Avenue west of France connecting with Azelia Avenue at the railroad tracks was also completed recently.)
A final wear course for France Avenue will be done during the next construction season. Mr. Brink wants to see utility connections made before the final wear course is completed, otherwise
the street may have to be redone at the applicant’s expense or another plan devised. The applicant’s planned construction schedule appears to be such that the utility connections can
be made before completion of France Avenue.
The applicant will be responsible for constructing concrete driveway aprons and reconstructing curb and gutter within the France Avenue right of way according to city specifications.
No curb and gutter, other than at the street line, is required on the site as driveways in this case are considered the same as single family driveways in R-1 and R-2 zoning districts.
Either concrete or bituminous driveways, however, are required between the concrete driveway apron and the garages. Drainage from the driveways will be to France Avenue then north
along the gutter line to existing storm sewer.
There is a bituminous walk located within the 50th Avenue North right of way that clips a corner of the proposed site. If there is no existing public easement for this walkway, one
will have to be provided.
LANDSCAPING/SCREENING
The applicant has submitted a landscape plan combined with the site plan. His landscape proposal is to make use of existing landscaping as much as possible and to infill with some new
landscaping to meet the point system and screening requirements where a multiple residence use abuts R-1 zoned property. Attached for the Commission’s review are photos of the site
showing existing growth. The site is wooded with relatively heavy growth along the north and east sides. The planting schedule provided shows 150 existing landscape points with cedar
and elm trees. The applicant plans to add, or infill, 12 Techny Arborvitae shrubs along the north property line to provide required screening for the abutment with the R-1 property
to the north. This area already has wooded growth along with the cedar and elm trees. The Zoning Ordinance requires a 15 ft. buffer area where this site abuts R-1 zoned property. This
buffer area cannot be used for structures, other than fences. Parking, driveway areas, garages and storage are also not allowed in this buffer area and the area is to be landscaped.
A minimum 4 ft. high opaque screen fence, or City Council approved substitute such as landscaped screening, is required. The applicant is requesting that the City acknowledge the heavily
wooded area on the north side of the site along with the additional arborvitae shrubs and the existing trees to be appropriate screening meeting the intent of the Zoning Ordinance screening
requirements.
The site is .46 acres and requires a minimum of 90 landscape points based on the landscape point system utilized by the Planning Commission for evaluating landscape plans. As noted
previously, the applicant indicates that they have 150 points in existing trees (cedar and elm) shown on the plan and plan to add 12 Techny Arborvitae for six additional points to total
150 landscape points. They meet the Zoning Ordinance requirements for at least one 6 in. tree by preserving existing trees on the site. The distribution of landscaping in the point
system gives them a total of 87 landscape points (50 percent shade trees, 40 percent decorative trees, 25 percent shrubs). We would recommend that applicant be required to provide additional
shrubs particularly foundation plantings by the front of the units and in the green areas between the driveways.
It should also be noted that one of the existing cedar trees is located within the site and clear view triangles at the corner of 50th and France. It appears that this tree will not
create a site obstruction between 2 ½ ft. and 10 ft. above the center line grade of the intersecting streets, however, some trimming of the cedar may be necessary.
BUILDING
As previously mentioned, four townhome units are proposed. The building setbacks will be stepped back from 35 ft. for the southerly most unit to approximately 46 ft. for the unit on
the north. Each unit will have a tuck under double stall garage. Living room, dining and kitchen areas are on the first floor with three bedrooms, bathrooms and a laundry room on the
second floor. A gas fireplace is indicated in the living room and a 12 ft. by 16 ft. concrete patio to the rear of the units is served by a sliding glass door. The exterior treatment
will be a gray vinyl lap siding with white vinyl trim and black asphalt shingles.
The applicant plans to rent these units, which will require the need for a rental dwelling license from the City. He has also indicated a desire to possibly sell the units individually
in the future.
This will require the applicant to either replat the property or file a condominium declaration with Hennepin County under the Minnesota Condominium Act.
TRASH/LIGHTING
Trash and outside lighting will be the same as that for a single family home.
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 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 by 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 the 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 development shall be either blacktop or concrete in accordance with the requirements of the Zoning Ordinance.
The landscape plan shall be modified prior to the issuance of building permits to include additional shrubbery around the foundation of the building and in the green strip areas between
the driveways.
The proposed landscaping along the north side of the site is considered to be an acceptable substitute for meeting the screening requirements of the Zoning Ordinance.
The property owner shall execute an appropriate sidewalk easement, as approved by the City Engineer, for the portion of bituminous sidewalk at the southwest corner of the site. Said
easement shall be executed prior to the issuance of building permits for this project.
The owner shall obtain a rental dwelling license from the City of Brooklyn Center if the townhome units are to be rented.
The owner shall replat the property or file a condominium declaration per the Minnesota Condominium Act if the units are to be sold separately.
1-30-03
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