HomeMy WebLinkAbout2009-002 Inf Sheet 6130-6242 France Avenue NorthApplication Filed on 4-30-09City Council Action Should BeTaken By 6-29-09 (60 Days)Planning Commission Information SheetApplication No.2009-002Applicant: BKV GroupLocation: 6130-6242
France Avenue North (Ewing Square Townhouses)Request: Site and Building Plan ApprovalThe applicant, Mathew Nugent, of BKV Group (Architect) on behalf of Minnesota Attainable Housing
Corporation is seeking Site and Building Plan approval for a new “Community Building/Clubhouse” and the renovation/redevelopment of the Ewing Square Townhouses located at 6130-6242 France
Avenue North.The property in question is zoned R-2 (One and Two Family Residence) and R-4 (Multiple Family Residence) and is located between France and Ewing Avenues, south of 63rd Avenue
North. There are three lots that compose the townhouse development, the larger site contains 19 townhouse units in four buildings and there are two lots containing a two family dwelling
on each of the lots, all of which make up the Ewing Square Townhouses. This project (Site and Building Plan approval and platting) was approved by the City Council in August 1977 under
Planning Commission Application Nos. 77030 and 77023. The property in question is bounded on the north by 63rd Avenue with R-1 zoned property on the opposite of the street; on the east
by Ewing Avenue with C-2 zoned property made up of a vacant lot, a strip commercial center, the old Bridgeman’s restaurant site and 62nd Avenue North on the opposite side of Ewing and
the Cars with Heart used car facility on property zoned PUD/C-2; on the south by R-1 zoned property; and on the west by France Avenue with R-1 zoned property on the opposite side of
that street.The owner of the property has sought funding to do the rennovations proposed which include the new building and interior and exterior rennovations of the entire townhouse
project. One of the requirements of the funding is the creation of the new community building that can accommodate a number of activities for the residents at the complex such as information,
marketing and possibly some special or social services. Their plans are to extensively rennovate both the interior and the exterior of all the buildings in the complex. It will continue
to be a rental complex and licensing of the units will also continue to be required. The addition of the new 26 ft. by 26 ft. (676 sq. ft.) building will be in the approximate center
of the complex where an existing play court and play ground will be removed and replaced with a new building and a 40 ft. by 38 ft. concrete play area.ACCESS/PARKINGVehicle access to
the site is unchanged and will be from Ewing Avenue (the back) side of the property for the townhouse units and from France Avenue North for the two, two-family dwellings. Plans are
to mill and overlay the parking areas with new asphalt paving. Heavy duty concrete paving will be provided at the access points from Ewing Avenue where new garbage enclosures will be
installed. A total of 46 on-site parking spaces are required for this 23 unit complex and 47 spaces are proved, 12 of which are in garages.New trash enclosures are to be built on the
east ends of the refurbished garage buildings for the townhouse units. The exterior will be the same as the new siding on the garages and townhouses which is a cementitious five inch
lap siding (hardy board type siding). The enclosures will have an overhead door, service door and roof. DRAINAGE/GRADING/UTILITIESThe applicant has submitted preliminary drainage,
grading, utility and erosion control plans that will be reviewed by the Engineering Department. This project will have no significant impact on these matters and no written comments
from the Public Works’ Director/City Engineer will be submitted at this time. No Watershed Management Commission review is required. The standard engineering condition should suffice
to address potential concerns relative to this application. LANDSCAPINGThe City uses the Site and Building Plan process to evaluate compliance with current zoning ordinance requirements.
Landscaping is one of the items that is reviewed. The applicant has submitted a landscape plan in response to this requirement and will be providing additional landscape throughout
the site. This 3.03 acre site requires a total of 257 landscape points based on the landscape point system utilized by the Planning Commission for evaluating such plans. The applicant’s
plan provides for 349 landscape points of new landscaping including 16 shade trees (Northwood Maple, Skyline Honey Locust, Bicolor Oak, and American Linden), three coniferous trees (Austrian
Pine), 12 decorative or ornamental trees (Prairie Fire Crabapple, Ivory Silk Tree Lilac), 306 shrubs including deciduous shrubs such as Huron Dogwood, Butterfly Bush, Endless Summer
Hydrangea, FritschianaSpirea, and Little Princess Spirea, and Evergreen Shrubs such as Heather Bun Cypress, Goldcone Juniper, Elegans Spruce, Taunton Ewe as well as 924 perennials (no
points given). This is in addition to existing landscaping which may be preserved. Although the distribution of the landscaping is not precisely that which is called for in the landscape
point system, it nevertheless, appears to be a more than appropriate and fairly well distributed plan. We would recommend its consideration and approval.Shade trees such as the four
Skyline Locust would be located within the boulevard area to supplement existing trees. Six of the Bicolor Oaks and three Northwood Maple would be located to the rear of the townhouse
units. Three American Linden would be around the concrete play area adjacent to the new community room. The 12 decorative trees, six Prairie Fire Crabapple and six Ivory Silk Tree
Lilac, would be located in groups of three in front of the four townhouse units. The three Austrian Pine will be at the northeast corner of the site adjacent to the Ewing/63rd Avenue
intersection within a planting bed at that location. The 206 deciduous and evergreen shrubs will be foundation plantings around all of the units.Existing sidewalks will be removed and
redone within the complex. New sidewalks will be closer to the front of the units and lead to the new community room and to each of the buildings and the parking lots, and in one location
between Ewing and France Avenues adjacent to the new community building facility. Four six-inch diameter trees are required by Section 35-410, Subdivision 6 of the Zoning Ordinance
and are provided for by retaining some of the existing trees on the site.BUILDINGAs mentioned previously, the interiors and exteriors of all the buildings will be redone. New siding
and decorative peak features will be added to the buildings and contrasting colors in the siding. The garages and the new community building will have a matching exterior made up primarily
of a five inch cementitious lap siding with a seven inch cementitious lap siding as a decorative accent on the community building. New asphalt shingles will be provided and prefinished
metal gutters and fascias will also be provided. The buildings will be similar in color and the applicant has submitted colored rendering showing the decorative nature and color of
the resided buildings. This certainly is an upgrade from the existing buildings which are tired looking and in need of rejuvenation. LIGHTING/TRASHThe applicant has submitted a site
lighting and photo metric plan indicating compliance with city ordinance standards. The plan shows foot candles which do not exceed the standards outlined within the ordinance. It
appears that lighting will be provided in various freestanding locations and wall mounted fixtures on the buildings as well. No details, other than a general note regarding a fixture
schedule located in the specifications, has been provided. The ordinance at Section 35-712 requires that all exterior lighting be provided with lenses, reflectors, or shades so as
to concentrate illumination on the property where said illumination devices are located. Rays of light are not to pass beyond the property lines of the premises utilizing such illumination
at intensity greater than three foot candles measured at the property line. No glare shall emanate from or be visible beyond the boundaries of the illuminated premises. The photo metric
plan indicates that these standards are met, however, no light fixture plan has been supplied to indicate that they will be properly shaded to concentrate illumination on the site.
Any recommendation with respect to the lighting plan should site Section 35-712 as the standard that should be attained where new and existing lighting is to be provided.The site and
building plan review process is required for modifications to this site because a new building is to be constructed. There is no public hearing required with this site and building
plan application, and, therefore, no notices have been sent.RECOMMENDATIONThe plans appear to be in order and approval of this application 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 review and approval by the City Engineer prior to the issuance of building 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 completion of all site improvements.All outside trash disposal
facilities and roof top or on-ground mechanical equipment shall be appropriately screened from view.Plan approval is exclusive of all signery which is subject to Chapter 34 of the city
ordinances.B-612 curb and gutter shall be provided around all parking and driving areas as approved by the City Engineer.The applicant shall submit an as built survey of the property,
improvements and utility service lines prior to release of the performance guarantee.The applicant shall provide appropriate erosion and sediment control devices on the site during construction
as approved by the City Engineering Department.All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center’s current Standard Specifications
and Details.All site lighting shall be consistent with Section 35-712 of the City Ordinances