10-21-1985 Planning Packet - Laserfiche WebLink

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TO:Planning Commission Members Drive FROM: Jeanne A. Mabusth, Building & Zoning Administrator DATE: October 16, 1985 SUBJ: #985 Balboa Minnesota Co., 3700 Shoreline Drive Sketch Plan Review Zoning District - LR-lC-l Area - 9.84 Acres 7.76 dry acres 2.08 wetlands Pertinent Ordinance - 10.26 Subdivision 3 Additional Permitted Uses 10.32 PRD The applicant proposes an apartment of 40 units with accesses provided on Shoreline Drive and Livingston Avenue. The structure will not exceed 30 feet in height. Based on the density credit applied for, the proposal well exceeds the allowed number of units. Proposed =40 Units Allowed = 29.5 or 30 Units (3 units per total acreage) 3 X 9.84 = 29.5 or 30 units In'a court settlement involving the down zoning of the property back in 1975, the courts granted 36 maximum units to the property but those units were to be designed to meet all zoning standards. I doubt whether 18 townhomes or 9 quads (36 units) could be located on the site and meet all required setbacks (wetlands, unit setbacks, road setbacks). Our current code allows a maximum of 29.5 or 30 units. Review Section 10.26 Subdivision 3. The application would require a variance to Sub-section (C) - single structure not to exceed 4 units. Variance to Sub-section (H) as it appears a variance to Section 10.60 Subdivision (2) the proposed density exceeds 4 units to 1 acre - proposed 40 units - maximum allowed under this section are 38.5 or 38/39 units. Staff finds the use of the apartment concept aesthetically and functionably acceptable in light of the physical layout of the land. The problem is the appropriate section of the code specifically the PRD and the special density credit under LR-lC-1 sections do not address apartment use. There are no performance standards that deal with the special needs of apartment dwellings. One item of concern that should be addressed up front is the issue of the proposed access onto Shoreline Drive. During the Schlee project review, the Hennepin County Highway Dept, and the City conducted a comprehensive review of the future development of the property to the west and the safest access onto Shoreline. It was not to be located within the Tonka Toys property but further west. The project will have to be served via Livingston Ave. until the western lots are developed. The City Engineer will respond to this issue during the formal review of the application.