Minutes - Planning Commission - 10/04/2001

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Motion Carried. Voting Yes: Chairperson Nixt, Commissioners Johnson, Kociscak, Reeve, Sweet, and Watson. Voting No: None. Case #2: Request for a Site Plan Review for an Apartment Building Located on the Lord of Life Property; Case of Lord of Life Church Principal Planner Trudgeon stated the Lord of Life Church has applied for site plan review for an apartment building to be located on their property. The applicant is planning to construct a 47- apartment unit building designed for senior citizens. The apartment building will be located on the northeast corner of their property near State Highway 47. The applicant has submitted an application for the rezoning of the property from B-1 Business and R-3U Residential to MR, Multiple Residential. The rezoning, along with a minor Comprehensive Plan Amendment, will permit a 47-unit apartment to be constructed. The apartment building will be constructed in an area that is roughly 10.05 acres in size. At this time, the applicant is proposing to construct only one of the two proposed buildings. The gross density of the parcel will be 9.35 units per acre when both buildings are constructed. Once wetlands are factored out, the net density will be 12.29 units per acre when both buildings are constructed. The March 2001 Draft Comprehensive Plan indicates the apartment building location is planned for high density housing at a net density of up to 15 units per acre. The apartment building complies with all setback requirements. A new access drive is proposed to be constructed to serve the apartment building. The access drive will go across Lot 1, Block 1, of the new plat and exit onto Nowthen Boulevard (CSAH 5). Proof of an access easement needs to be provided to the City that will allow the apartment building residents to cross onto Lot 1, Block 1. The apartment building will consist of three stories. The proposed height of the apartment building exceeds the 35-foot maximum height for structures allowed under City Code. The applicant is applying for a variance to exceed the maximum height concurrently with the site plan review process. The floor area for all of the units exceed City Ordinance requirements. The exteriors of the structure are proposed to consist of metal siding, block and brick veneer. The roof will have asphalt shingles. On September 4, 2001, the Planning Commission tabled a decision on the site plan to allow the applicant to work with the neighborhood groups regarding the proposed access drive, screening, tree preservation, safety and address any Staff concerns. The applicant met with residents of Fluorine Street and based on those discussions modified the site plan as follows: 1) the access road has been moved to be approximately 60 feet from the shared property line between the church and residents. The new location of the access mad will not cause any of the existing trees to be lost. 2) Additional trees will be planted along the exit route from the Church to provide better screening for the resident at 14621 Fluorine Street 3) Additional plantings will be located between the western property line and Solstice Park and the access road to provide for additional screening. 4) The Church has also pledged to put additional trees along the western edge of the access road to provide additional screening for the Fluorine residents. The applicant has also met with Fire Chief Kapler regarding a secondary emergency access to the apartment building. Based on those discussions, the applicant will extend the existing gravel drive to the east and construct concrete steps where the grade drops down to the apartment building. This change is satisfactory to the Fire Chiefi City Staff recommends site plan approval contingent upon compliance with the City Staff review letter dated August 31, 2001, revised September 28, 2001, the property being rezoned and receiving a minor comprehensive plan amendment and the applicant receiving a variance to the height restrictions. Planning Commission/October 4, 2001 Page 5 of 16