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HomeMy WebLinkAbout2005-009 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. 2005-009 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 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. 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 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. 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 69th 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. 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. 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 ot 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 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. The landscape plan shall be modified prior to the issuance of building permits to acknowledge at least two 6-inch diameter shade trees. 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 1b of the zoning ordinance. 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 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 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. 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 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. 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 69th 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. 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. 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 ot 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 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. The landscape plan shall be modified prior to the issuance of building permits to acknowledge at least two 6-inch diameter shade trees. 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 1b of the zoning ordinance. 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 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 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. 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 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. 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 69th 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. 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. 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 ot 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 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. The landscape plan shall be modified prior to the issuance of building permits to acknowledge at least two 6-inch diameter shade trees. 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 1b of the zoning ordinance. 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