Loading...
INFORMATION #1 09-24-2001River MEMORANDUM Information Item TO: FROM: DATE: SUBJECT: Mayor and City Council Michele McPherso~irector September 2 I, 200 I Townhome Ordinance Draft of Planning Attached please find the latest version of the townhome ordinance standards. The schedule for adoption of the ordinance is as follows: September 25, 2001: Planning Commission Discussion after regular meeting October 9, 2001: Planning Commission public hearing and recommendation October 15, 2001: City Council public hearing If you have any changes or suggestions, I would be happy to include them in the draft. S:\PLANNING\Townhomes\9 21 01 Council Memo.doc R-3, Townhome District Statement of Purpose: The purpose of the R3, Townhome District is to accommodate a variety of housing types, including single family detached, duplex and townhouse dwellings, at low to moderate residential densities (approximately 11 units per acre or less). This district is also intended to function as a transition between the !ess intense single-family district and more intense multi-family districts. Certain other structures and uses necessary to serve governmental, educational, religious, recreational, and other needs of neighborhoods are allowed as permitted or conditional uses subject to restrictions intended to preserve and protect the residential character of the district. Definitions Condominium: Condominium shall mean a common interest community in which (i) portions of the real estate are designated as units, (ii) the remainder of the real estate is designated for kommon ownership solely by the owners of the units, and (iii) undivided interests in the common elements are vested in the unit owners. Duplex: Duplex shall mean a two family dwelling; each unit may be for rent or owner-occupied. Quadraminium: Quadraminium shall mean a four family dwelling organized pursuant to Minnesota Statutes 515A1-106. Townhome: Townhome shall mean a one-family dwelling in a row of at least three such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more fire resistant walls. Triplex: Triplex shall mean a three family dwelling; each unit may be for rent or owner-occupied. Ae Permitted Uses i. Single Family Dwellings ii. Two Family Dwellings or Duplexes iii.Three Family Dwellings or Triplexes iv. Townhomes (four or more units), with no more than six (6) dwellings per structure if in a row or no more than eight (8) dwellings per structure if back-to-back v. Model homes in compliance with Section __ vi. Licensed daycare facilities for sixteen (16) or fewer children vii.Public parks, playgrounds and open space Accessory Uses i. Public shelters and essential services ii. Garages and sheds Townhome Ordinance Version I September 21,200 I Page 2 iii. Private recreational facilities Conditional Uses i. Licensed daycare facilities for seventeen (17) or more children ii. Governmental offices iii.Governmental buildings and facilities iv. Institutional uses v. Conditional home occupations in single-family dwellings De Development Standards (Lot Area, Setbacks, Density, Open Space) Single Family Dwellings: a. Lot Area: 12,000 square feet b. Lot Width: Interior: 80 feet Comer: 100 feet Co do Setbacks, Dwelling: Front: 30 feet Side: 10 feet living area, 5 feet garage Rear: 30 feet Setbacks, Accessory: Front: 30 feet Side: 5 feet Rear: 10 feet Two Family Dwellings: a. Lot Area: 6,000 square feet per dwelling b. Lot Width: 60 feet c. Setbacks, Dwelling: Front: 30 feet Side: 10 feet Rear: 10 feet do Setbacks, Accessory: Front: 30 feet Side: 5 feet Rear: 5 feet Townhome Ordinance Version I September 2 I, 200 I Page 3 iii. Three Family, Four-plex (quadraminium), Townhome, or Condominium Dwellings: Vo a. Lot Area: 20,000 square feet for three family or four-p]ex dwellings Townhome or condominium unit lots shall have sufficient area to include living area (including bay or bow windows), garage, deck(s), patio(s), or porches of the individual dwelling units. b. Lot Width: Base lot width: 100 feet Townhome or Condominium Unit: 28 feet; 24 feet for internal dwellings located in buildings containing more than four (4) units. Co Setbacks, Yard: 30 feet at the periphery of the development parcel For yards bordering major collector or arterial streets, an additional 20 feet of setback is required to provide a landscaped buffer yard do Setbacks, Building: Setbacks between buildings shall be twenty five (25) feet or one-half (1/2) the sum of the building heights of the two (2) adjoining buildings, whichever is greater Buildings shall be setback a minimum of thirty 0©) feet from the back of curb line of private drives, guest parking areas and public rights:of-way. Density: The maximum development density within the R3 District will be based on the net build able area for either a two family dwelling, three family dwelling, four-plex, quadraminium, town home, or a condominium subdivision. Net buildable area shall be the total are less public street rights-of-way, wetlands, major drainage ways as defined by the Comprehensive Storm Water Management Plan, water bodies and slopes steeper than three to one (3:1) slope ratio. The following lot areas per unit standards shall determine the maximum development density: Two Family Dwellings, Three Family Dwellings, Four Family Dwellings, Quadraminuims, Town homes: Five thousand (5,000) square feet per unit. Open Space Requirements In instances where land is not given to meet the park dedication requirements as required by Section 1008.18 of the Elk River Code of Ordinance, then an area of useable open space for recreation purposes shall be designed into the project. Such area shall be Townhome Ordinance Version I September 2 I, 200 I Page 4 a minimum of 12,000 square feet or five (5%) of the net development project area, whichever is greater and shall be privately owned. The open space shall be of a quality that would allow it to be used for active recreational purposes. E. Building Design and Construction Standards: i. Unit Width: The minimum width of a dwelling unit within the R3 District shall be: ao twenty-eight (28) feet for single family detached townhomes twenty-four (24) feet for internal dwelling units located in buildings containing more than four (4) units. ii. Unit Construction: Building elevations and floor plans shall be furnished with subdivision requests illustrating exterior building material and colors to demonstrate compliance with this Section. Building floor plans shall identify the interior storage space within each unit. do Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surface. There shall be no more than two (2) continuous townhouse dwelling units without a break in the horizontal and vertical elevations of at least thirty two 02) inches. Provision shall be made for possible decks, porches or additions as part of the initial dwelling unit building plans. The unit lot shall be configured and sized to include decks or porches. In case of a gable roof, a minimum twelve (12) inch overhang on gable ends shall be required for all residential structures. All other soffits, on residential structures, are to have a minimum eighteen (18) inch overhang. eo The exterior of town home dwelling units shall include a variation in building materials, which are to be distributed throughout the building facades and coordinated into the architectural design of the structure to create an architecturally balanced appearance. The preferred materials are: brick, stucco, stone, dutch lap vinyl siding and fiber-cement siding In addition, town home dwelling structures shall comply with the following requirements: A minimum of twenty-five (25) percent of the combined area of all building facades of a structure shall have an exterior finish of brick, stucco and/or natural or artificial stone. 2) Except for brick, stucco, and/or natural or artificial stone, no single building facade shall have more than seventy-five (75) percent of one type of exterior finish. Townhome Ordinance Version I September 2 !, 200 I Page 5 3) Except for brick, stucco, and/or natural or artificial stone, no town home dwelling structure shall have more than sixty (60) percent of all building facades of one type of exterior finish. Deck railings may be included as a change of material on the facade of a building. 4) For the purpose of this section, the area of the building facade shall not include area devoted to window, entrance doors, garage doors, or roof areas. iii. Garages: a. Each dwelling unit shall include an attached garage. b. Garages shall comply with the following minimum size standards: 1) For dwellings with basements: Four hundred eighty four (484) square feet. 2) For dwellings without basements: Five hundred eighty four (584) square feet. 3) Garages shall be a minimum of twenty (22) feet in width. iv. Outside Storage: Outside storage shall be allowed only in designated areas that are screened in and under the ownership of the property owners association subject to other applicable provisions of this Title. F. Parking, Vehicular and Pedestrian Circulation i. Resident Parking: Resident parking shall be provided at one space per bedroom. Resident parking may occur in the garage or in the driveway of individual units. ii. Guest Parking: At minimum, one half (1/2) guest parking spaces per unit shall be provided in an off- street parking lot or private drive. The design of the off-street parking lot shall conform to the parking requirements of the Elk River Code of Ordinances. iii. Streets: All streets shall be public and shall comply with the design standards and specifications as governed by the City's Subdivision Ordinance, except that the required right-of-way may be reduced to fifty (50) feet and the required street width reduced to twenty-eight (28) feet with parking limited to one side. Townhome Ordinance Version I September 21,200 I Page 6 iv. Drives: a. Deadend private driveways shall serve a maximum of two (2) structures or six (6) units per side. bo Private drives shall be under the ownership and control of the property owners association who shall be responsible for the maintenance, repair, and replacement of surfacing. Said association shall maintain a capital improvement program for the driveways under its ownership. Adequate length shall be added to the terminus of all private drives for the purposes of backing up and turning of vehicles from individual driveways. Such areas shall not be used for parking. d. Private drives must include plans and areas for snow storage. Private drives shall be a minimum of twenty-four (24) feet in width (back of curb to back of curb) and shall not allow parking on either side unless they are a minimum twenty-eight (28) feet in width, in which case parking may be allowed on one side. v. Sidewalks: A six (6) foot sidewalk shall be provided on one side of the public street. G. Landscaping/Screening/Lighting: A detailed landscaping and lighting plan shall be provided and implemented pursuant to this Section. Said landscaping and screening shall address the following: All open areas of the development project which are not used or improved for required parking areas, drives or storage shall be landscaped with a combination of over story trees, under story trees, shrubs, flowers, and ground cover materials. The plan for landscaping shall include ground cover, bushes, shrubbery, trees, sculpture, foundations, decorative walks or other similar site design features or materials. The landscape plan shall include detailed foundation plantings for areas adjacent to buildings, walks, etc. In addition to the trees required by Section 1008 of the Elk River City Code, the following is required: a. A minimum of five (5) shrubs for each dwelling unit. ii. Landscaping at the boundary of the site adjoining another property and the immediate perimeter of the principal structure. iii. Buffer yard landscaping for yards bordering major collector and arterial streets. Buffer yard landscaping shall include berming and the use of coniferous trees. iv. Screening of guest parking areas. Townhome Ordinance Version I September 21,200 I Page 7 All boulevards shall be sodded. Prior to sodding, the developer shall provide three (3) inches of pulverized and screened black dirt. The areas to be sodded shall be fine graded and rocks, trash, or other debris shall be removed. vi. Screening of designated outdoor storage areas. All landscaped areas, including on-site traffic islands and all public rights-of-way adjacent to the property (where access is allowed by the governmental jurisdiction), shall have an in-ground irrigation system with an automatic controller. H. Transition Requirements: Any R3 zoned property abutting an existing developed R1, R2, or residential PUD District shall have a minimum of one (1) tier of single family detached, two family dwelling lots, or detached town homes bordering such a district. Exemptions to the provisions of this Section may be granted, provided one or more of the following conditions exist: i. The properties are separated by a major collector or arterial street. ii. The abutting land use is a non-residential use is allowed in the district in which it is located. The properties are separated by a railroad right-of-way, wetland, water body, floodplain, public open space, park or other such similar publicly reserved and development restricted area with a minimum width of one hundred (100) feet across its entire length. I. Utilities: i. All utilities serving an R3 subdivision, including telephone, electricity, gas and telecable shall be installed underground. ii. Separate public utility services shall be provided to each unit unless exempted by the City Engineer. iii. Water connection: Individual unit shut off valves shall be provided. Sewer connection: Where more than one unit is served by a sanitary sewer service, all maintenance and cleaning shall be the responsibility of the property owners association or owners. Unit utility connections shall be located in the side or rear of the unit whenever possible and shall be screened. Unit utility connections in the front of units shall be screened by a structure that is integrally designed as part of the unit. J. Common Areas: The following minimum requirements shall be observed in the R3 District governing common areas: Townhome Ordinance Version I September 21,200 I Page 8 i. Ownership: All common areas within an R3 development including, but not limited to, open space, wetlands, greenwaYs, drainage ponds, driveways, private drives, parking areas, play areas, etc. shall be owned in one of the following manners: a. Condominium ownership pursuant to Minnesota Statutes 515A1-106. b. Twin home, quadraminium and town home subdivision common areas shall be owned pursuant to Minnesota Statutes 515B1-110 through 515B4-115. ii. Home Owners Association: A home owners association shall be established for all quadraminium, three and four- plex multiple family and town home developments within the R3 District, subject to review and approval of the City Attorney, and shall be responsible for all exterior building maintenance, approval of any exterior architectural modifications, landscaping, snow clearing and regular maintenance of private driveways and other areas owned in common when there is more than one individual property owner having interest within the development.