6.2 PCSR 03-28-2017 - Laserfiche WebLink

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The location of the building does not comply with the setback requirements for the R -4 zoning district. Required setbacks are 30 feet from Jackson Ave, 25 feet along the south property line, and 10 feet from the west property line. The building meets setback requirements for the west property line, but the setback along Jackson Ave is only 10 feet, and the rear yard setback is reduced to 15 feet for approximately half of the building. Staff is comfortable with the encroachment as the curb line for Jackson is actually 25 feet beyond the property line — 35 foot total setback for the building, and the encroachment on the south side of the building abuts a wetland. The reduced setbacks will be described in the PUD agreement. Trash enclosures are required to be screened from view. A detail of the trash enclosure is required. Parking City ordinances require 2.5 parking stalls per residential unit, one of which must be covered. There are 40 covered parking stalls shown on the site plan, but the configuration may make the units located on the ends difficult to use. Additionally, there are 37 parking stalls in the parking lot. City ordinance requires 100 parking stalls, but the site plan only includes 77 spaces. The site plan can be amended to include approximately 14 more parking spaces, which would bring the total number of spaces to 91 stalls. Staff recommends amending the site plan to include at least 90 parking stalls, and modifying the garage stalls to improve ingress /egress of the end parking stalls. Grading and Stormwater The city's Stormwater Coordinator has concerns with the current proposal to handle /treat runoff from the subject property. Based on information shown in the soil borings completed on the site, the proposed pond may not infiltrate as initially proposed. Staff will continue to work with the applicant and the site engineer to address these concerns, and ensure it satisfies city ordinances. The grading plan must be updated to show where the contour lines of the subject site tie into adjacent properties. Grades along 6`'' street are not show in enough detail to ensure positive drainage away from the street and trail. An updated grading plan is required. Landscaping City ordinance requires 31 trees. A landscaping plan has not yet been received, but must include at least 15 overstory trees, 8 ornamental trees, and 8 coniferous trees. Specific seed mixes for the stormwater basin also need to be shown in the plans. An in ground irrigation system for all turf areas is also required. Building The three story apartment building includes a deck or exterior access for each unit, and the building envelope is covered with siding. Siding materials and colors must be submitted, and at least two materials (siding, brick, stone, stucco, etc.) need to be included on all facades. A colored elevation of each facade is required. Applicable Regulations Zone Change In reviewing a proposed amendment, consideration shall be given to existing conditions witbin the area directly and indirectly affected by the proposal, the conservation of propero values, the use to wbicb the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan. N: \Departments \Community Development \Planning \Case Files \CUP \CU 17 -04 Briggs Companies \4 - Planning Commission \6.2 sr Briggs ZC and PUD.docx