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Planning Commission Regular
Meeting Date: 12/20/2018  
Subject:    PC 18-21, Site Plan for six unit townhome development, 2403 109th Ave., Grandemoore Homes
From: Scott Harlicker, Planner

The applicant is requesting Planning Commission approval of a site plan for a six unit townhome development.
Conduct a public hearing
Decision by Planning Commission
Appeal to City Council Available
The applicant submitted this application on: October 15  

To comply with the requirements of Minnesota Statute §15.99, the City has extended the 60-day requirement to February 12, 2019.
The property is located at 2403 109th Avenue.
  Existing Use Comprehensive Plan Zoning
Single Family Home Moderate Density Residential Moderate Density Residential
North Single Family Home Low Density Residential Low Density Residential 2
South Apartments High Density Residential High Density Residential
East School Institutional Low Density Residential 2
West Single Family Home Moderate Density Residential Moderate Density Residential

The site is currently a single family residence. The site is .895 acres in size, 150 feet wide and 260 feet deep, and level with scattered tree coverage. It is bounded on the east by Hoover Elementary School and on the west and north by single family residences. It has frontage on 109th Avenue.

The applicant is proposing a 6 unit townhouse project consisting of one 6-unit building. The units will be two stories with no basements. The proposed units are about 2,100 sq. ft. and have two-car garages with driveways 21.5 feet in length by 18 feet wide, long enough to park two cars. The project will have a gross density of 6.7 units/acre, which is within the 4 to 7 units/acres density requirement of the MDR district.  

Site Element  and Requirement
MDR District
Site Area - no minimum req. .895 acres
Lot Coverage  - 50% maximum by buildings, drives, and paved areas Lot coverage is 49.9%.
Parking - 2 per unit + .5 spaces in common lots (3) 2 garage spaces/unit, 2 on each unit’s driveway.  Three common spaces will be required, three are proposed.
Setbacks                                            Required            
Bldg from 109th Avenue.                       25'
Bldg from Interior street                         15'
Bldg from east property line                   25’
Bldg from west property line                  25’
Bldg from north property line                  25’
25’ minimum
21.5’ minimum
25’ minimum
80’ minimum
53’ minimum


Site Plan Criteria
Required Finding - Chapter 11-304.8 - General Requirements for All Site Plans Staff Analysis and Comments
(1) Be compatible with surrounding land uses OK The proposed site plan is compatible with the adjacent land uses.
(2) Preserve existing natural features whenever possible N/A- There are no natural features to preserve.
(3) Achieve a safe and efficient circulation system OK – The drive aisles are of sufficient width to allow for safe and efficient traffic circulation. Access to the site is from 109th Avenue.
(4) Not place excessive traffic loads on local streets OK – The traffic generated by the proposed site plan can be accommodated on the existing streets.
(5) Conform to the City’s plans for parks, streets, service drives, and walkways OK -  Park dedication in the amount of  $8,160 ($1,360 per unit) for six units will be required.
(6) Conform to the City’s Goals and Policies OK 
(7) Achieve a maximum of safety, convenience, and amenities OK – The plan includes three parking lot lights, the required open space. No sidewalks are needed.
(8) Show sufficient landscaping OK – See discussion below.
(9) Not create detrimental disturbances to surrounding properties OK –  The project will not create disturbances which will be detrimental to the surrounding properties.
(10) Meet Title 11 OK - No variances are required.
(11) Show efforts to conserve energy whenever practical OK

The landscaping plan provides the required landscaping. American cranberry bushes will be planted between the building and the school property. When mature they will provide a hedge  6 to 8 feet high. Six foot high privacy fences are also placed between each of the patios. Over story trees are placed in front of the units to provde shade. A mix of shrubs and ornamental grass are also included in front of the units and between the driveways

Required Findings - 11-604 MDR District Requirements Staff Comment
Roof Shapes - variety through the use of pitched, gable, or hip roofs or detailed parapet and cornices OK - The roof is shingles with a 6/12 pitch. It is broken up with dormers on each of the units. 
Building Character - Complimentary relationship to surrounding land uses. OK - The project is compatible with the adjacent single family residences and school.
Building Massing - variation, staggering, columns, short/uneven facades OK - Front of the units include gabled coverings over each of the entrances awnings over each of the garage doors.
Building Facades - articulation, awnings, window treatments, entries facing the street OK –  See discussion below.
Focal Element - elevation, towers, emphasis, canopies, entrance, etc. OK -  See discussion below.
Building Materials - high quality, allowed types, accents. OK – Materials are stone, vinyl shakes and lap siding and board and batten siding. The materails colors will include a mix of blue, grey  and pewter.
Porches - floors and railing colors OK – Each of the units include a covered entry
Height - 55 feet or less OK
Common Open Space - 700 sq.ft./unit = 4,200 sq. ft. OK- The 4,350 square feet of common open space is provided in the northeast corner of the site.
Minimum Finished Floor Area – 960 sq. ft. OK – The units will be approximately 2100 square feet.
Exterior Colors OK - Exterior colors will be blue, grey and pewter.
Garage Size - 300 sq. ft. OK – The garages are 400 square feet.
Homeowners Documents Not submitted : Condition of approval
Play Area N/A
Private Open Space - 400 sq. ft. required OK - Private patio and open grass areas are provided at the rear of each unit.

Building Facades
The front of the buildings include a mix of elements, colors and materials. Each unit has a board and batten dormer with windows over the garage door. The board and batten are pacific blue color. Over each of the entrances is a shake gable covering that is heritage grey color. The remaining vinyl siding is pewter color. There is also a stone knee wall across the front of each unit. The posts supporting the entrance covering are also stone. The back elevations include an awning over the sliding glass door, similar to the awning over the garage doors. Each of the units also include an eyebrow gable to break up the roofline.

In Planning Case 18-21, The Planning Commission move to approve the proposed site plan for a 6-unit townhome with the following conditons:
  1. All engineering comments be addressed.
  2. Park dedication in the amount of $8,160 ($1,360 per unit) be paid prior to the issuance of the building permit.
  3. Compliance with Title 11
  4. All landscaped areas must be irrigated, including the areas between the driveways.
  5. Homeowners association agreement must be approved by the City Attorney.

Location Map
Project Narrative
Site Plan
Grading Plan
Landscape Plan
Lighting Plan
Lighting details
Building Plans

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