Agenda - Planning Commission - 11/05/2001

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CASE #: REQUEST FOR SITE PLAN REVIEW OF RAMSEY LODGES CASE OF ORRIN THOMPSON HOMES By: Megan Wald, Community Development Assistant Background: Orrin Thompson Homes has applied for site plan review of a townhome development that is proposing to construct 84 multi-family units. The property is generally located south of Sunwood Drive and west of State Highway #47. The following items are enclosed for your review: a) b) c) Site location map Site plan City Staff Review Letter dated November 2, 2001 Notification: No surrounding properties were notified of the site plan submittal. However, the applicant is asking for a comprehensive plan amendment, that the property be rezoned and that a variance to height limits be granted, all of which require a public hearing. Notices of these public hearings were sent to property owners within 500 feet of the subject property. Observations: The property is currently zoned B-1, Business. The applicant will be asking for a rezoning of the property to R-3U, Multi-Family Residential which would allow the property to be developed to a density not to exceed 7 units an acre. If approved the rezoning will require modifying the land use in the current comprehensive plan from commercial to medium density residential. The March 2001 Draft Comprehensive Plan shows this area being designated for medium density residential and medium density has been defined as a maximum of 7 un/ts an acre development. The property is approximately 14.08 acres in size. The site plan shows a gross density of 6 units per acre. Staff is requesting further information to verify the net density for the project area. The proposed townhome structures consist of eight, ten, and twelve units ranging in size from 8,900 square feet, 10,600 square feet, and 12,512 square feet, respectively.. City Code restricts lot coverage to 35%, Staff did a rough calculation and determined the building coverage on the subject property to be 15%. Staff is requesting additional information to verify that the site plan complies with the lot coverage requirement. The applicable setbacks are 42 feet from the entire perimeter of the parcel to the structures and 35 feet from the public street to the multi-family structures. The State of Minnesota Building Code requires over/occupant structures to maintain a 10-foot separation. The site plan appears to comply with the applicable setbacks. However, staff is requesting that the setbacks be located on the site plan to verify compliance. The proposed townhouse units are located approximately 22 feet from the private access streets. City Code does not address setbacks from private access roads. Staff is recommending that the units be at a minimum 25 feet from the private access road to provide adequate parking and maneuvering room on the driveways.