SITE PLAN REVIEW
SP-08-69-05: A site plan for construction of a residential triplex to a lot containing an existing house located at 425 Wisconsin Street. Submitted by Allen Belot Architect for Victor Shenouda, property owner of record.
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Current Zoning and Land Use: |
RM-2 (Multi-family Residential) District; existing single family house.
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Surrounding Zoning and Land Use: |
RM-2 (Multi-family Residential) District to north, east, south and west; existing multiple-family structures to east and west, mobile-home court to north, and single-family house to south. |
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Lot Area: |
12,243 sq. ft. |
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Existing residence: |
Two-story (three-bedroom) Single-family house |
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Proposed additional residence : |
Two and one-half story residential triplex |
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Off-Street Parking Required:
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2 two-bedroom apartments x 1.5 = 3 spaces 2 three-bedroom apartments* x 2.5 = 5 spaces (3+5)= 8 required parking spaces
*includes the existing three-bedroom house
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Off-Street Parking Provided: |
8 parking spaces provided, including 1 accessible parking spaces. |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following condition: 1. Execution of a site plan performance agreement per Section 20-1433.
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The applicant is proposing to construct a two and one-half story residential triplex at 425 Wisconsin Street. The property is within an RM-2 (Multiple-family Residential) District and contains an existing two-story single-family house which will remain. A parking lot will be built on the back part of the lot behind the residences.
In response to staff review comments, the applicant has made appropriate revisions to the site plan, dated 12/01/05. A condition for an execution of a site plan performance agreement is required for all site plans, per Section 20-1433.
Findings
Per Section 20-1432, staff has found that the following conditions (a-g) have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The RM-2 (Multiple-family Residential) District allows for the four dwelling units on the site (triplex plus the existing single-family house) subject to an approved site plan. Section 20-1429(e) exempts single-family, duplex and tri-plex units from the site plan requirements. However, if four or more units form a complex with a common usage (parking, interior court, private recreation area, etc.), a site plan is required.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed arrangement of buildings, off-street parking, access, lighting, landscaping improvements and drainage is compatible with the adjacent multi-family residential land uses in this area.
(c) That the vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;
The required first 7 steps of a traffic impact review has been provided and approved. The driveway entrance into the property is being replaced as part of this site plan. The Fire Department has reviewed the access and determined that they will not need to use the driveway into the property due to the minimal distance of all sides of the buildings from the street.
The vehicular ingress and egress to and from the site and circulation within the site will provide for a safe and efficient movement of traffic. The proposed 16 back-to-back curb driveway width would be a minimum width to allow for the passage of 2 vehicles as determined by the applicant. For larger parking lots, or where the fire department may need access, this width would be required to be a minimum of 20 or greater.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The plan shows the addition of a 5 wide sidewalk along Wisconsin Street and from the parking lot into the new triplex. The site plan provides for the safe movement of pedestrians within the site.
(e) That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;
The applicant is providing 8 trees on the property (5 existing plus 3 new trees) where a minimum of only 5 trees are required. Additional shrubs will be provided and the non pavement areas are in grass. There is a sufficient mixture of native grass, trees, and shrubs on the site plan so the development will be in harmony with adjacent land uses and provide a pleasing appearance to the public.
(f) That all outdoor trash storage areas are screened.
The outside trash storage area are poly cart storage screened with a 6 high wood fence on two sides, with a note indicating that each tenant shall be responsible for placing the poly cart at curb on pick-up day.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The site plan takes into consideration the existing two-story house and trees on this lot.