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HomeMy WebLinkAboutApril 2, 2002PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING APRIL 2, 2002 7:00 PM The meeting was called to order at 7:00 pm by Chairperson Ramsdell. Roll Call: Commission Members present-Ramsdell, Johnson, Schmitt, Yehle, and Ericson (who arrived at 7:02 pm). Also present were Tim Johnson (City Planner) and Shelley Hanson (Secretary). Motion by Yehle, second by Schmitt, to approve the minutes.from the meeting of March 12, 2002. All ayes. MOTION PASSED. NEW BUSINESS Case #2002-0403 Site Plan Review PMJ Group Inc. 4241 3rd St NE Planner Johnson explained to the Commission members that Mike Juaire of PMJ Group Inc. has requested site plan approval to permit construction of a three unit, rental townhouse building at 4241 3~t St NE. The submitted plans include 1,490 sq. ft. each of living space for units 1 and 2 and 1,450 sq. ft. of living space for trait 3. Each unit includes an attached two car garage, three bedrooms, two baths, and furnished appliances. This piece of property is the southern most site owned by Mr. Juaire that is currently vacant and is the last one to be developed on this block. PMJ Group purchased the properties in 2001 and recently built two 4- plexes on the adjacent properties to the north. The property to the' south, north, and west of the subject parcel is zoned R-3 (Multi-Family District), and is used residentially. The property to the east is University Avenue. The proposed use will continue to be consistent with the character of the surrounding property. The Zoning Ordinance specifies this is a permitted use in the R-3 District as noted in Section 9.907 (2) (e). The proposal also is consistent with the City Comprehensive Plan which designates this area as medium and high density residential. The 3-plex proposal submitted meets and exceeds the minimum yard and density requirements of the Zoning Ordinance as follows: · Lot width shall be a least 80 It-subject parcel has a width of 121 ft. · Minimum lot area shall be at least 10,000 sq it-subject parcel exceeds this requirement with 11,709 sq ft. Total lot coverage of the primary building and accessory structures is 24%. · Front yard setback shall be 30 It-building proposed is at the minimum 30 ft setback. · The side yard setback shall be 20 ft-the proposal will meet this requirement with 20 ft setbacks from both property lines. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING APRIL 2, 2002 PAGE 2 * Rear yard setback shall be 30 R-the subject parcel meets this requirement with 30-34 foot setbacks due to the configuration of the parcel (see site plan). · The fi.om facade area as recommended in the zoning ordinance requires a minimum of 20% of the fi.om faCade area facing a street to be doors or windows in residential areas. This proposal has 21% of the front facade area as window/door area, meeting the requirements of the proposed ordinance. · The site plan submitted also addressed the landscaping requirement for commercial, industrial, and multi-family projects. The ordinance requires a minimum of one (1) tree for every 50 feet of street frontage. This project requires three (3) trees as the frontage is 121 feet. The proposed trees will be planted in the front yard as shown on the site plan. Parking requirements will be met as each trait includes an attached two-stall garage measuring 20 R by 20 ft. This is the minimum recommended size for two-stall garages. The proposal includes three units, each with a two car attached garage. The survey shows the rear yard setback to be 30 feet to the foundation, with a portion of the building cantilevered out to 29 feet fi.om the rear property line. The ordinance does not consider this type of feature as an encroachment as long as it does not encroach more than 3 feet into the required setback area. The proposed site plan has been reviewed by the City Engineer. The City Engineer has recommended that based upon prior grading issues for the adjacent properties to the north, an erosion control plan be submitted and accepted before the building permit is issued. Planning Commission approval can be subject to City Engineer review and approval of this plan. Staff recommends approval of the Site Plan to allow the construction of a three trait, rental townhouse multi-family building at 4241 3rd St. in the R-3 Multi Family District. Commission member Schmitt questioned the lower level bedroom next to the garage. She was concerned about exhaust from the garage area getting into this occupied space. It was explained that the Fire Code requires proper ventilation of the garage area and that a fire rated wall must separate the garage fi.om any living space, so this will not be an issue. Commission member Ramsdell asked Mr. Juaire about the requirement of planting 3 trees and whether he had done this on the other properties he developed. Mr. Juaire stated that he had not planted any trees on the previously developed sites as the ordinance had not been adopted at the time of construction, but that he would be happy to do so this summer when he plants the ones at this location. He stated it would give it a more uniform appearance if he did so. The erosion control issue was also addressed. Mr. Juaire is aware there was a lot of runoff on the other sites due to the grade of the land. He will submit his plan for approval by the City Engineer to control this prior to starting construction. PLANNTNG & ZONING COMMISSION MINUTES OF THE MEETING APRIL 2, 2002 PAGE 3 Motion by Yehle, second by RamsdeH to approve the site plan request to allow a three unit townhouse building at 4241 3ra St NE in the R-3 Multi-Family District, subject to: 1. City Engineer review and approval of erosion control plans before building permit is issued and before excavation occurs. 2. Minimum of three (3) trees shah be planted in the front yard, and aH other required setback areas to be landscaped with pervious ground cover. All ayes. MOTION PASSED. MISCELLANEOUS Enclosed in the agenda packets was an article on Planning Issues that Planner thought would be of interest to commission members. He also included an update of development issues the City is currently focusing on. Commission member Yehle commented on the number of projects that will be coming to the commission in the near future. Motion by Yehle, second by Ericson, to adjourn the meeting at 7:17 pm. All ayes. Respectfully submitted, Shelley Hanson Secretary