Agenda - Planning Commission - 12/04/2001

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CASE #: 6 REQUEST FOR SITE PLAN REVIEW OF BIRCH HILL 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 30, 2001 Notification: No surrounding properties were notified of the site plan submittal. However, the applicant is asking for a rezoning, comprehensive plan amendment, and preliminary plat, all of which require a public hearing. Notices of these public hearings were sent to property owners within 500 feet of the subj eot property. Observations: The property is currently zoned B-1 Business. The applicant has asked for a rezoning of the property to R-3 Urban 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 units an acre. The property is approximately 14.08 acres in size. The site plan shows a net density of 6 units per acre. The proposed townhome structures consist of eight, ten, and twelve units ranging in size from 9,248 square feet, 11,016 square feet, and 12,784 square feet, respectively. City Code restricts lot coverage to 35% and the site plan indicates a total of 91,664 square feet of building space being constructed. Lot coverage on the subject property will be approximately 15%; this meets City Code requirements. 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 townhome structures. The State of Minnesota Building Code requires owner/occupant structures to maintain a 10-foot separation between buildings. The townhome units are approximately 25 feet from the private streets. The proposed development meets the applicable setbacks. The site plan is proposing a public street through the development that will connect to a private street located on the Lord of Life property. The private street located on the Lord of Life property will contain a public access easement which will allow public use of the private road.