Minutes - Planning Commission - 05/02/2002

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Principal Planner Trudgeon stated Eighty Seven LLC has applied for a preliminary plat review of a 42-unit townhome development. The property is generally located in the southwest quadrant of T.H. #47 and 153ra Avenue N.W. and the fee title owner is Blaine Edmundson. The subject property is zoned R-3 Urban Residential and allows up to 7 dwelling units per acre. The prope~y is approximately 8.7 acres in size. When the right-of-way of Alpine Dr. and Hwy. 47 is factored out, the property has 7.1 net acres. The site plan is proposing 42 townhouse units with a net density of 5.91 units per acre. A preliminary Plat for the development has been submitted and was approved with conditions by the Planning Commission in April. The proposed townhome structures consist of eight four-unit buildings and two five-unit buildings. City Code restricts lot coverage to 35% and the site plan indicates a total of 47,550 square feet of building space being constructed. Lot coverage on the subject property will be approximately 15%, which meets City Code requirements. The buildings are setback at least 40 feet from the entire perimeter of the parcel. In accordance with the variance granted earlier this evening, the structures are also set back 25 feet from the edge of the public street right of way. Some of the townhome units along private drives are located less than 25 feet from the back of curb, which is contrary to adopted City policy. The developer will be required to arrange the townhouse units to meet the 25-foot driveway length requirement. The applicant is also requesting a variance to construct a temporary cul-de-sac approximately 850 feet in length. The project is subject to the review and permitting process of the Lower Rum River Watershed Management Organization WMO). The City has engaged the services of SRF to do a traffic noise level study. They determined a 6 to 10 foot wall would be required for this development, for which the developer is responsible. A Landscape Plan has been submitted that is generally acceptable and meets the City's minimum standards. City Staff will continue to review the plan and make comments regarding the plan at a future date. The R3-U Zoning District calls for a fifteen-foot landscaped buffer when a development is adjacent to R1 and R2 districts. The landscaping plan shows that there is landscaping proposed to be located in the buffer area. He noted the plan has been modified to show additional screening at the southern end of the property to block headlights from shining on the structures of the adjacent southern parcels. Staff understands that there has been discussion between the developer and the southern neighbor about installing a fence. Staff finds this solution acceptable. Based on concerns raised at a previous Planning Commission meeting, the applicant has reviewed the landscaping plan to show additional landscape screening along the southwestern property line. Staff is recommending site plan approval contingent upon compliance with City Staff review letter dated April 26, 2002, the applicant receiving variances to the front-yard setback and cul-de-sac length, and subdivision approval. A1 Kempf, 15220 St. Francis Boulevard, pointed out there is only storm sewer along the southwest line, and not sanitary sewer and water. Commissioner Johnson pointed out the plantings will take some time to grow enough to provide effective screening. In this case, a fence could be more effective. Craig, from Shade Tree Construction, stated several neighbors came to the December Planning Commission meeting and mentioned they would prefer a fence, or trees, or a combination. He said he would not like to put in a fence if the neighbors did not want it. Planning Commission/May 2, 2002 Page 6 of 23