07/14/2004 P&Z Packet - Laserfiche WebLink

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Marshan Townhomes 2nd Addn. page 5 • project met the purposes of a PUD, which allows for some flexibility. The question is whether this project merits the same flexibility. • Judging from the submitted elevations, there is no aesthetic reason not to include a brick base all around the buildings. This would be a gesture to the intent of the architectural requirements. The exteriors of the existing buildings lack such a base, so it isn't necessary to require more extensive architectural treatments on the backs of the structures. The backs will be facing the internal areas of the site. Structure Setbacks: We have been experiencing confusion among builders due to the adoption last year of the International Building Code. Fire protection requirements in the code dictate a minimum structure separation from property lines unless the structure includes specified fire protection elements. To meet the code requirements, the furthest projection must be at least three feet from the property line or special fire protection requirements apply. This would include no openings such as windows or soffit vents. Lino Lakes has made the decision that the building must meet the three -foot separation from the actual property line of the unit rather than outer border of the larger common area property line. The plans show that the unit lot property extends 10 feet around each building except the sunrooms on the rear of the buildings. The individual unit lots must be platted deeper to ensure that this three foot separation is met. This must be shown on the final plat. Streets, Access: The plan shows additional right of way to be dedicated for Lake Drive (CSAH 23). This would meet Anoka County's requirement for 60' from centerline. Access to most buildings would be via private drives off of Aqua Circle. The drives are 24 ft. wide, back of curb to back of curb. The Century Farm North project has the same design for the townhome access drives. The existing Marshan Townhomes have wider access drives: 28' back of curbs. The proposal is acceptable. The plan shows separate driveways onto Aqua Lane for Units 1, 2, 3, and 4. Other options exist. The two twin -home structures could face one another across a shared drive. A driveway exists that serves the existing townhomes on the north side of the site. It was constructed centered on the property line. This driveway could be used by the current proposal with a shared driveway agreement. This was the original intent of this driveway. However, the property to the north now is under separate ownership. There are some trees in the proposed open area that would be lost with either of these options. As long as a large open area is being preserved, it's logical to have it in an area where existing mature trees can be preserved. The main question is whether these trees really can be preserved with the demolition of the existing structures in the immediate proximity to these trees. • At the request of the P & Z, I contacted the Fire and Police Depts. to ask if the length of the driveways in the existing development has created any public safety concerns. The