Agenda - Parks and Recreation Commission - 03/13/1997

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CASE REQUEST FOR SITE PLAN REVIEW OF SUNFISH POND; CASE OF G.M. HOMES By: Zoning Adminis£rator Sylvia FroIik Background: Mr. John Lamoureux of G.M. Homes has applied for site plan reivew for a townhouse development to be located at the northeast intersection of County Roads #57 and gl 16. The following items are enclosed for your information: a) b) c) d) e) Site location map Site plan City Staff Review Letter dated Februry 27, 1997 Planning Commission meeting minutes dated January 7, 1997 Memo from City Attorney Goodrich dated February 27, 1997 Notification: Site plans are not required to be subjected to public hearings. However, area residents are cognizant of the proposed development because of the public hearing notice distributed relating to the request for preliminary plat approval. Observations: The property is zoned Multiple Residential (MR) for which up to 15 units per acre is permitted. The property is eligible for 135 units and the developer is proposing 81. The multifamily units are two story, 2 and 3 bedroom townhomes with unfinished basements. Each unit has a 2-car garage. The structures meet the minimum overall square footage requirement but are deficient of the first floor minimums. However, the upper level of the units does meet the first floor minimum and because they substantially exceed the overall square footage minimum, staff is recommending approval of the units as proposed. The exterior finish on the structures is maintenance free vinyl siding with asphalt shingle roofs. The structures generously exceed minimum setback requirements. All of the structures are in compliance with the lot coverage restrictions. The streets will be developed as private roads and the City Engineer has recommended a minimum pavement width of 24 feet and that the proposed surmountable concrete curb be replaced with B type. City Code requires 182 off-street parking spaces and 201 are proposed. In accordance with City Code, the Landscape Plan provides for tree screening between the multifamily development and the Single family homes along the north and east plat boundaries. City Code requires a minimum screening height of 5 feet; the plantings proposed are slightly deficient of this requirement and the Landscape Plan should be amended accordingly. There is also a substantial amount of landscaping proposed around the structures themselves. At the time of sketch plan review, the question was raised regarding whether or not the MR District requires this development proposal to be rezoned to Planned Unit Development (PUD). The City Attorney has ruled that it does not require a rezoning, but it is implying that the development proposal be reviewed with PUD criteria taken into consideration. Those criteria and staff's responese are as follows: