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HomeMy WebLinkAboutItem IIPLAN COMMISSION STAFF REPORT NOVEMBER 3, 2020 ITEM II: PUBLIC HEARING: CONDITIONAL USE PERMIT FOR A GROUP DEVELOPMENT AT THE 2600 BLOCK OF WITZEL AVENUE (THE WIT DEVELOPMENT) GENERAL INFORMATION Applicant/Owner: Moorhead Barr Properties, LLC/Steve Moorhead Action(s) Requested: The applicant requests approval of a Conditional Use Permit for a Group Development consisting of twelve two-family structures. Applicable Ordinance Provisions: Conditional Use Permit standards are found in Section 30-382 of the Zoning Ordinance. Property Location and Type: The subject area consists of one parcel approximately 18.5 acres in size, located at the south 2600 Block of Witzel. The site was previously owned by Ascension Hospital as a future expansion area but was never used. The site is vacant and is proposed to have a similar character to the multi-family developments to the north and east. The development across Witzel Avenue north the surrounding area includes a multi-family development, duplex, and single family properties. The subject site abuts a multi-family property to the east. The City boundary runs along the west edge of the subject site. The subject site is adjacent to single-family properties in the Town of Algoma on its western edge. The subject site abuts the Mercy Medical Center on its south edge. The Comprehensive Land Use Plan 2040 recommends this area for Medium and High Density Residential. The Common Council recently approved a Comprehensive Land Use Plan Map Amendment from light density residential to medium and high density residential at the Council’s June 9th, 2020 meeting. The Council approved a zone change from SR-5 to MR-12 residential concurrently with the Comp Plan Amendment at the same meeting. The Plan Commission reviewed the Comp Plan Amendment and Zone Change and recommended approval of both at the April 21st, 2020 Plan Commission meeting. Prior to the April 21st Plan Commission review, the petitioner held a neighborhood meeting with the surrounding property owners on April 3rd to obtain their input on the proposal to redevelop the site as a multi-family development. The neighbors’ main concerns were related to potential storm water runoff, provided greenspace, and potential views from the adjoining properties. Staff and the developers informed the neighbors that the subject site would have to be in compliance with the storm water, greenspace, and bufferyard standards per City ordinances. The petitioner now seeks to move forward on plans to develop the site with a multi-family development. The zoning ordinance requires a conditional use permit for any new development of three or more buildings. Therefore, the conditional use permit is the final step in the approval process for the site. Subject Site Existing Land Use Zoning  Vacant/Undeveloped Multi-family Residential-12 (MR-12)   Adjacent Land Use and Zoning Existing Uses Zoning  North Multi-family, Duplex, Single-family Multi-family Residential-12 (MR-12), Duplex Residential-6 (DR-6), Single-family Residential-5 (SR-5)  South Mercy Medical Center Institutional-Planned Development (I-PD)  East Multi-family Residential Multi-family Residential-12 (MR-12)  West Single-family Residential (Town of Algoma) County Zoning (R-2)  Comprehensive Plan Land Use Recommendation Land Use  2040 Land Use Recommendation Medium and High Density Residential   ANALYSIS Use The petitioner seeks to develop the site with twelve two-story multi-family buildings each including twelve living units, for a total of 144 two-bedroom units. The site will also include four detached garage buildings and surface parking. The center of the site will include a large retention pond, clubhouse, and green space. The orientation of the multi-family buildings around the perimeter of the site is intended to allow for efficient wayfinding and site circulation. The site would include three refuse enclosures each with three 8-yard dumpsters for tenant use. The conditional use permit process allows such group developments of three or more principal buildings on a subject parcel. The dwelling unit density is less than some of the surrounding development. This proposed development equates to 7.78 units per acre. The multi-family development to the east equates to 13.9 units per acre, while the multi-family development to the north equates to 13.22 units per acre. The MR-12 zoning district allows up to 12 dwelling units per acre so the proposed development is under the maximum allowed density for the site. Site Design/Access / The above site plan shows the petitioner’s proposal for the site. Witzel Avenue is located to the north of the site (top of the plan) and Mercy Medical Center is to the south. The single family homes in the Town of Algoma are located to the west. The development site consists of an existing 18.5 acre rectangular-shaped parcel. The proposed centrally-oriented plan places twelve multi-family structures around a central space which includes a large clubhouse, retention pond, and community space. The twelve proposed multi-family structures are very similar to one another in appearance. The multi-family structures would each include two stories and twelve 2-bedroom living units with attached garages. These structures are evenly distributed throughout the site. Associated surface parking and four detached garage buildings (44 enclosed parking spaces total) would serve the development. The site would include three refuse enclosures. All of the proposed buildings meet the MR-12 zoning district’s principal structure setbacks. They are located between 22 and 28 feet from the nearest lot lines. Their separations range between 60.75 feet and 61 feet except for the southernmost buildings which are 54 feet away from the detached garages on the south edge of the site. The total proposed impervious surface coverage is 53.8 percent of the lot area. Green space would consist of the remaining 46.2 percent of the lot. This is compliant with the 60 percent maximum impervious surface ratio for an MR-12 parcel. Access to the site would consist of two access drives leading into the site from Witzel Avenue. These drive aisles would run longitudinally through the site and provide access to each of the 12 buildings, outdoor area and clubhouse, detached garages, and associated surface parking stalls. Based on the calculations provided and staff calculations the number of striped and enclosed spaces is less than the code minimum required (see below table). The proposed number of spaces is 5 less than the code minimum when counting the number of living units and the clubhouse area. The petitioner will have to add the required five parking spaces during the Site Plan Review Process. Staff will work with the petitioner to finalize the site plan. / The zoning ordinance has outdoor recreational space requirements for multi-family uses. The amount of space required is based on the number of bedrooms in the development. The proposal significantly exceeds the amount of open space required based on the number of bedrooms provided (see table below). / Landscaping / / The petitioner has submitted a landscaping plan and point totals for the site (above). They have breakdowns of required landscaping points based on the amount of improvements (buildings and paved areas) they have proposed for the site. Based on the required and proposed point totals, the proposal meets the ordinance minimums for landscaping on the site. A bufferyard of 0.2 opacity is required for the west property line due to the adjacent single-family homes. The petitioner will need to install a 6 foot tall solid fence along the west property line to fulfill this requirement. The petitioner’s proposed point totals for building foundation, paved area, street frontage, and yard landscaping meet the point total requirements. The landscaping schedule includes Goldmound (Japanese) Spirea, which is a prohibited plant. The petitioner will need to revise the plan and exchange the prohibited plant species for alternative code compliant options. The petitioner also has Autumn Blaze Maples and Sugar Maples which are on the “Use Sparingly” plant list. For site plan review staff will require an updated landscaping schedule that shows which plant species are devoted to which landscaping categories. The schedule will also need to show point totals for each plant species. Staff recommends as a condition of approval a requirement that the applicant submit compliant fencing details and a revised code compliant landscaping plan and schedule for Site Plan Review. Lighting The applicant has submitted a photometric plan showing light levels for all the paved areas on-site. The plan as proposed is deficient in a number of areas especially the drive areas between buildings (see photometric plan below). It appears that one of the access drives may also be deficient in lighting based on the photometric information provided. The petitioner has not submitted mounting height information or details of the proposed light fixtures for the site. Staff will require the light fixture information and a revised, code compliant photometric plan for Site Plan Review. / The above photometric plan shows areas of deficient lighting. Areas in red are beneath the 0.4 footcandle code minimum for drive areas. North is at the top of the plan. Signage The proposal includes a freestanding monument sign with associated landscaping at the north end of the site. The sign as shown on the site plan meets the required 25 foot front setback for the MR-12 parcel. The applicant has not submitted a proof for the sign. The sign will have to meet the area standards prescribed in the Signage section of the zoning ordinance. No on-building signage proposals were submitted. Building Facades / The above renderings show the proposed multi-family buildings that would occupy the site. The petitioner has submitted renderings for the proposed multi-family development (see above). These meet the multi-family design standards. They include articulation such as recesses and projections, balconies, material changes, etc. The building facades as proposed meet code. The petitioner has not submitted elevations for the detached garages or refuse enclosures. Refuse enclosures must be constructed of solid wood or one or more materials used on the exterior of the principal buildings. Staff will require detached garage elevations and refuse enclosure details as part of the Site Plan Review Process. / The above image shows the proposed clubhouse and swimming pool that would be centrally located on the site plan. Storm Water Management/Utilities A large retention pond is proposed in the center of the site. The petitioner has submitted erosion control, drainage, and grading plans. The new development will add a significant amount of impervious surface area to the site. Therefore, the Department of Public Works has stated that a full site plan review and approval will be required through the Site Plan Review Process. Conclusion Staff is in support of the proposed multi-family group development as the use is consistent with the surrounding multi-family developments in the area. It is consistent with the zoning and the Comprehensive Plan 2040 land use recommendation of medium/high density residential for the site. Staff would recommend approval as long as the petitioner is willing to meet the conditions listed previously. These include submission of code compliant fencing details, revised landscaping and photometric plans and information, and refuse enclosure details. If the proposed development meets code, staff has no concerns. Upon review, staff is of the opinion the proposed land use is not in conflict with the criteria listed for Conditional Uses and is in support of the development. FINDINGS/RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Conditional Use Permit, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-382 (F)(3): Is in harmony with the Comprehensive Plan. Would not result in a substantial or undue adverse impact on nearby property, the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights-of-way, or other matters affecting the public health, safety, or general welfare. Maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property. The conditional use is located in an area that will be adequately served by, and will not impose an undue burden on, any of the improvements, facilities, utilities or services provided by public or private agencies serving the subject property. The potential public benefits outweigh any potential adverse impacts of the proposed conditional use, after taking into consideration the applicant’s proposal and any requirements recommended by the applicant to ameliorate such impacts. Staff recommends approval of the Conditional Use Permit for a multi-family group development and to exceed ordinance parking maximums with the findings listed above and following conditions: Petitioner to submit code compliant fencing details and install a code compliant 6’ tall solid (at least 90% opaque) fence along the west property line. Petitioner shall submit a revised landscaping plan and schedule with code-compliant species and code-compliant landscaping point totals for Department of Community Development review as part of the Site Plan Review Process. Petitioner shall submit a revised, code-compliant photometric plan, light fixture mounting information, and light fixture details to staff for Department of Community Development review as part of the Site Plan Review Process. Petitioner to submit detached garage elevations and dumpster enclosure elevations and details to staff for Department of Community Development review as part of the Site Plan Review Process.