Agenda - Planning Commission - 08/05/2010

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CASE # 3 REQUEST FOR SITE PLAN REVIEW OF TRANSFORMATION HOUSE; CASE OF JOHN C WEICHT AND ASSOCIATES, LLP By: Tim Gladhill, Associate Planner Background: On July 6, 2010, the City received an application from John C Weicht and Associates, LLP to develop a 13-unit dorm -style high density residential building on the property generally located on Xkimo Street, south of 142nd Avenue adjacent to River's Bend Park. The residential use involves a 30 day in -patient care facility for the chemically dependent. 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 in 2009. The Application was withdrawn. Notification: Site Plans do not require a public hearing, but the City attempted to notify property owners within 700 feet of the subject property as part of the minor plat, RIVER'S BEND BLUFFS. Observations: The Subject Property is approximately 3.08 acres in size and is zoned R-3 High Density housing. The property was rezoned in 2003 as part of the Comprehensive Plan process. Within the R-3 district, a minimum of seven (7) and maximum of 15 units per acre is permitted. The Applicant has calculated the size of wetlands on the property that results in a net buildable area of 2.43 acres. 'When factoring in steep slopes, the Applicant states that the buildable area is 1.54 acres. The site plan meets a majority of site design, lot coverage, and minimum floor area requirements. Deficiencies in parking and setbacks are proposed to be addressed as part of the proposed Variance. The building is proposed to be one (1) story and appears to meet maximum building height. The building elevations need to be revised to indicate a 35% brick front facade (calculations must be included with plans prior to review by City Council). It appears that the proposed structure may lack multiple architectural features, as required by City Code. The proposed architectural elevations shall be revised to reflect compliance with City Code. The parking requirements for this site are 2.5 spaces per unit, one of which must be enclosed. The site plan proposes 30 stalls, of which none are enclosed in attached and detached parking facilities. The deficiency in parking requirements requires the approval of a Variance. Access is proposed to be gained from Xkimo Street through two access points. No accesses are being proposed along 142nd Avenue. Density transitioning is required when R-3 Residential development abuts R-1 Residential property. The applicant is proposing to meet the density transitioning requirements through the 27