Agenda - Planning Commission - 06/04/2009

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CASE 0 REQUEST FOR S.ITE PLAN REVIEW OF COMFORTS OF HOME; CASE OF COMFORTS OF HOME By: Tim Gladhill, Associate Planner Background: On May 4th, 2009, the City received an application from Riverside Companies to develop a 46- unit apartment building on the property, generally located on Xkimo Street, south of 142nd Avenue adjacent to River's Bend Park. The Planning Commission may recall that the City began a request to subdivide the property as part of the Plat known as River's Bend 5th Addition. . Notification: Site Plans do not require a public hearing, but the City attempted to notify property owners within-350 feet of the subject property as part of the proposed zoning amendment. Observations: Comforts of Home has submitted a site plan application to develop a 46-unit, assisted living/memory care apartment building on an existing property located adjacent to River's Bend Park. The property is approximately 6 acres in size and is zoned R-3 High Density housing. The property was rezoned in 2003 a,s part of the Comprehensive Plan pr9cess. The Applicant is requesting a zoning amendment to Planned Unit Development (PUD) in order to reduce the parking requirements while providing permanent protection of the sensitive natural resources in the area. The land use will remain high density residential in the Comprehensive Plan. Within the R-3 district, a maximum of 15 units per acre is permitted. The site plan proposes approximately 7.5 gross units per acre. The Applicant will need to calculate the size of wetlands on the property in order toca1culate net density. The site plan meets~ site design, lot coverage, and minimum floor area requirements. Deficiencies in parking and setbacks are proposed to be addressed as part of the zoning amendment to PUD. The building is proposed to be 2 stories and appears to meet maximum building height. The building elevations indicate a 35% brick front fa9ade and multiple architectural features including porches, a cantilevered fa9ade, and window treatments. It appears that a 35% brick front 'fa9ade is met, in accordance with City Code; however, the Applicant will need t9 supply calculations to verify this. The parking requirements for this site are 2.5 spaces per unit, one. of which must be enclosed. The site plan proposes 27 stalls, of which none are enclosed in attached and detached parki]1g facilities. The deficiency in parking requirements requires the approval of the zoning amendment to PUD. The other alternative would be to apply for a variance. . Access is proposed to be gained from'Xkimo Street through two access points. No accesses are - being proposed along 142nd Avenue. 29