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HomeMy WebLinkAbout2005-008 Inf Sheet 3955 69th Avenue North Application Filed on 4-07-05 City Council Action Should Be Taken By 6-06-05 (60 Days) Planning Commission Information Sheet Application No. 2005-008 Applicant: CBR Development, LLC Location: 3955 69th Avenue North Request: Preliminary Plat The applicant, Thomas Rollings on behalf of CBR Development, LLC, is seeking preliminary plat approval to divide the lot located at 3955 69th Avenue North into eight lots and an outlot for development of an eight unit, potentially owner occupied, townhouse complex. Planning Commission Application No. 2005-009 is a companion application requesting site and building plan approval for this eight unit townhouse complex. 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 the city water tower (east), the Victoria Townhomes (south), and a non-conforming single family home (west). To the north is 69th Avenue North with a large landscape median dividing the east and west bound lanes with R-1 zoned property on the opposite side of the street. Townhouses such as those being proposed for development are permitted uses in this R-3 zone. The existing lot is a metes and bounds description of a portion of Lot 3, Auditor’s Subdivision No. 25. This description includes a portion of the 69th Avenue North right of way (33 ft.) that will be formerly dedicated with the new plat. The resulting land area of the plat, minus the right of way, will be approximately 38,598 sq. ft. or .89 acre. The proposed plat will create eight lots in two blocks (Lots 1-4, Block 1 and Lots 1-4, Block 2) and Outlot A (the common area). Each of the owners of the individual lots will own an equal interest in the common area, which will be controlled by the homeowner’s association documents, which will be filed as a Declaration of Covenants and Restrictions with the final plat. These documents should be reviewed and approved by the City Attorney prior to final plat approval. The eight townhouse lots to be created will be in two groups of four. The corner lots in the two blocks are 40 ft. by 44 ft. while the interior lots are 35 ft. by 44 ft. A 26 ft. wide drainage and utility easement, where utilities serving the units will be located, runs between Blocks 1 and 2. This will also serve as the drive lane for the two 4-unit buildings. The property lines will separate the units along the common walls. Based on the applicant’s proposal, a new drive way opening on 69th Avenue North at the center of the site will need to be constructed while the existing drive way will be abandoned. The density requirement for an R-3 use is 5,400 sq. ft. of land per dwelling unit, or approximately eight units per acre. The applicant will be seeking a density credit per Section 35-400, Subdivision 1b of the zoning ordinance which allows the total square footage to be reduced by 500 sq. ft. for each required parking space located under the building. This is a part of the consideration of Application No. 2005-009. The final plat can only be approved in the manner submitted if the density credit is granted under the above mentioned application. The Director of Public Work’s/City Engineer is reviewing the preliminary plat as well as the drainage, grading and utility plans and will offer written comments for the Planning Commission’s consideration. The size of the site is below the threshold for requiring Watershed Management Commission review. The Public Work’s Director and I have reached the conclusion that we can only recommend approval of the preliminary plat and the accompanying site and building plan if a new access arrangement is provided. This would require the City Council to authorize a shared access drive along the south side of the water tower site to France Avenue North. This access would serve as access to the subject site as well as access to the other R-3 zoned properties to the west. This access drive would not be a public street or alley but would serve as a private drive for these properties. The cost of developing the access drive would be borne by the developer. The Public Work’s Director also believes that utilities serving the sites should be in this area connecting to existing utilities in France Avenue North. No access to the site or adjacent R-3 sites would be gained from 69th Avenue North. Potentially four or five similar complexes as proposed under this application could be developed, each of which could have access to 69th Avenue. U-turns would be common on 69th Avenue North at France and at Halifax that would create unacceptable traffic hazards and safety concerns. Prohibiting access to these developments directly from 69th, forcing access to France, would be a much more desirable situation. We have encouraged consolidation of lots for townhouse development but apparently this is not feasible at this time and the developer wishes to exercise his right to develop the property separately. A public hearing has been scheduled and notices have been sent. RECOMMENDATION This Preliminary Plat approval should be subject to at least the following conditions: The final plat is subject to review and approval by the City Engineer. The final plat is subject to the provisions of Chapter 15 of the city ordinances. Final plat approval is subject to the approval of Planning Commission Application No. 2005-009 granting density credits per Section 35-400, Subdivision 1b to allow eight dwelling units within this plat. A Declaration of Covenants and Restrictions along with homeowner’s association documents shall be reviewed and approved by the City Attorney prior to final plat approval. Final Plat approval is contingent on access arrangements and agreements allowing access from the site to France Avenue North and authorizing access through this site to the properties to the west. 4-28-05 Page 1 Application Filed on 4-07-05 City Council Action Should Be Taken By 6-06-05 (60 Days) Planning Commission Information Sheet Application No. 2005-008 Applicant: CBR Development, LLC Location: 3955 69th Avenue North Request: Preliminary Plat The applicant, Thomas Rollings on behalf of CBR Development, LLC, is seeking preliminary plat approval to divide the lot located at 3955 69th Avenue North into eight lots and an outlot for development of an eight unit, potentially owner occupied, townhouse complex. Planning Commission Application No. 2005-009 is a companion application requesting site and building plan approval for this eight unit townhouse complex. 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 the city water tower (east), the Victoria Townhomes (south), and a non-conforming single family home (west). To the north is 69th Avenue North with a large landscape median dividing the east and west bound lanes with R-1 zoned property on the opposite side of the street. Townhouses such as those being proposed for development are permitted uses in this R-3 zone. The existing lot is a metes and bounds description of a portion of Lot 3, Auditor’s Subdivision No. 25. This description includes a portion of the 69th Avenue North right of way (33 ft.) that will be formerly dedicated with the new plat. The resulting land area of the plat, minus the right of way, will be approximately 38,598 sq. ft. or .89 acre. The proposed plat will create eight lots in two blocks (Lots 1-4, Block 1 and Lots 1-4, Block 2) and Outlot A (the common area). Each of the owners of the individual lots will own an equal interest in the common area, which will be controlled by the homeowner’s association documents, which will be filed as a Declaration of Covenants and Restrictions with the final plat. These documents should be reviewed and approved by the City Attorney prior to final plat approval. The eight townhouse lots to be created will be in two groups of four. The corner lots in the two blocks are 40 ft. by 44 ft. while the interior lots are 35 ft. by 44 ft. A 26 ft. wide drainage and utility easement, where utilities serving the units will be located, runs between Blocks 1 and 2. This will also serve as the drive lane for the two 4-unit buildings. The property lines will separate the units along the common walls. Based on the applicant’s proposal, a new drive way opening on 69th Avenue North at the center of the site will need to be constructed while the existing drive way will be abandoned. The density requirement for an R-3 use is 5,400 sq. ft. of land per dwelling unit, or approximately eight units per acre. The applicant will be seeking a density credit per Section 35-400, Subdivision 1b of the zoning ordinance which allows the total square footage to be reduced by 500 sq. ft. for each required parking space located under the building. This is a part of the consideration of Application No. 2005-009. The final plat can only be approved in the manner submitted if the density credit is granted under the above mentioned application. The Director of Public Work’s/City Engineer is reviewing the preliminary plat as well as the drainage, grading and utility plans and will offer written comments for the Planning Commission’s consideration. The size of the site is below the threshold for requiring Watershed Management Commission review. The Public Work’s Director and I have reached the conclusion that we can only recommend approval of the preliminary plat and the accompanying site and building plan if a new access arrangement is provided. This would require the City Council to authorize a shared access drive along the south side of the water tower site to France Avenue North. This access would serve as access to the subject site as well as access to the other R-3 zoned properties to the west. This access drive would not be a public street or alley but would serve as a private drive for these properties. The cost of developing the access drive would be borne by the developer. The Public Work’s Director also believes that utilities serving the sites should be in this area connecting to existing utilities in France Avenue North. No access to the site or adjacent R-3 sites would be gained from 69th Avenue North. Potentially four or five similar complexes as proposed under this application could be developed, each of which could have access to 69th Avenue. U-turns would be common on 69th Avenue North at France and at Halifax that would create unacceptable traffic hazards and safety concerns. Prohibiting access to these developments directly from 69th, forcing access to France, would be a much more desirable situation. We have encouraged consolidation of lots for townhouse development but apparently this is not feasible at this time and the developer wishes to exercise his right to develop the property separately. A public hearing has been scheduled and notices have been sent. RECOMMENDATION This Preliminary Plat approval should be subject to at least the following conditions: The final plat is subject to review and approval by the City Engineer. The final plat is subject to the provisions of Chapter 15 of the city ordinances. Final plat approval is subject to the approval of Planning Commission Application No. 2005-009 granting density credits per Section 35-400, Subdivision 1b to allow eight dwelling units within this plat. A Declaration of Covenants and Restrictions along with homeowner’s association documents shall be reviewed and approved by the City Attorney prior to final plat approval. Final Plat approval is contingent on access arrangements and agreements allowing access from the site to France Avenue North and authorizing access through this site to the properties to the west. 4-28-05 Page 1 Application Filed on 4-07-05 City Council Action Should Be Taken By 6-06-05 (60 Days) Planning Commission Information Sheet Application No. 2005-008 Applicant: CBR Development, LLC Location: 3955 69th Avenue North Request: Preliminary Plat The applicant, Thomas Rollings on behalf of CBR Development, LLC, is seeking preliminary plat approval to divide the lot located at 3955 69th Avenue North into eight lots and an outlot for development of an eight unit, potentially owner occupied, townhouse complex. Planning Commission Application No. 2005-009 is a companion application requesting site and building plan approval for this eight unit townhouse complex. 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 the city water tower (east), the Victoria Townhomes (south), and a non-conforming single family home (west). To the north is 69th Avenue North with a large landscape median dividing the east and west bound lanes with R-1 zoned property on the opposite side of the street. Townhouses such as those being proposed for development are permitted uses in this R-3 zone. The existing lot is a metes and bounds description of a portion of Lot 3, Auditor’s Subdivision No. 25. This description includes a portion of the 69th Avenue North right of way (33 ft.) that will be formerly dedicated with the new plat. The resulting land area of the plat, minus the right of way, will be approximately 38,598 sq. ft. or .89 acre. The proposed plat will create eight lots in two blocks (Lots 1-4, Block 1 and Lots 1-4, Block 2) and Outlot A (the common area). Each of the owners of the individual lots will own an equal interest in the common area, which will be controlled by the homeowner’s association documents, which will be filed as a Declaration of Covenants and Restrictions with the final plat. These documents should be reviewed and approved by the City Attorney prior to final plat approval. The eight townhouse lots to be created will be in two groups of four. The corner lots in the two blocks are 40 ft. by 44 ft. while the interior lots are 35 ft. by 44 ft. A 26 ft. wide drainage and utility easement, where utilities serving the units will be located, runs between Blocks 1 and 2. This will also serve as the drive lane for the two 4-unit buildings. The property lines will separate the units along the common walls. Based on the applicant’s proposal, a new drive way opening on 69th Avenue North at the center of the site will need to be constructed while the existing drive way will be abandoned. The density requirement for an R-3 use is 5,400 sq. ft. of land per dwelling unit, or approximately eight units per acre. The applicant will be seeking a density credit per Section 35-400, Subdivision 1b of the zoning ordinance which allows the total square footage to be reduced by 500 sq. ft. for each required parking space located under the building. This is a part of the consideration of Application No. 2005-009. The final plat can only be approved in the manner submitted if the density credit is granted under the above mentioned application. The Director of Public Work’s/City Engineer is reviewing the preliminary plat as well as the drainage, grading and utility plans and will offer written comments for the Planning Commission’s consideration. The size of the site is below the threshold for requiring Watershed Management Commission review. The Public Work’s Director and I have reached the conclusion that we can only recommend approval of the preliminary plat and the accompanying site and building plan if a new access arrangement is provided. This would require the City Council to authorize a shared access drive along the south side of the water tower site to France Avenue North. This access would serve as access to the subject site as well as access to the other R-3 zoned properties to the west. This access drive would not be a public street or alley but would serve as a private drive for these properties. The cost of developing the access drive would be borne by the developer. The Public Work’s Director also believes that utilities serving the sites should be in this area connecting to existing utilities in France Avenue North. No access to the site or adjacent R-3 sites would be gained from 69th Avenue North. Potentially four or five similar complexes as proposed under this application could be developed, each of which could have access to 69th Avenue. U-turns would be common on 69th Avenue North at France and at Halifax that would create unacceptable traffic hazards and safety concerns. Prohibiting access to these developments directly from 69th, forcing access to France, would be a much more desirable situation. We have encouraged consolidation of lots for townhouse development but apparently this is not feasible at this time and the developer wishes to exercise his right to develop the property separately. A public hearing has been scheduled and notices have been sent. RECOMMENDATION This Preliminary Plat approval should be subject to at least the following conditions: The final plat is subject to review and approval by the City Engineer. The final plat is subject to the provisions of Chapter 15 of the city ordinances. Final plat approval is subject to the approval of Planning Commission Application No. 2005-009 granting density credits per Section 35-400, Subdivision 1b to allow eight dwelling units within this plat. A Declaration of Covenants and Restrictions along with homeowner’s association documents shall be reviewed and approved by the City Attorney prior to final plat approval. Final Plat approval is contingent on access arrangements and agreements allowing access from the site to France Avenue North and authorizing access through this site to the properties to the west. 4-28-05 Page 1