HomeMy WebLinkAbout2003-009 Inf Sh 6201 Lilac Drive North Application Filed on 5-13-03
City Council Action Should Be
Taken By 7-12-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-009
Applicant: Lanel Crossings Limited Partnership
Location: 6201 Lilac Drive North
Request: Site and Building Plan Approval
The applicant, Paul Brewer on behalf of Lanel Crossing Limited Partnership, is seeking site and building plan approval for a 19,070 sq. ft., two story addition to the existing “Crossings
and Brookwood” apartment building located at 6201 Lilac Drive North.
The property in question is zoned R-6 (Multiple Family Residence) and is bounded on the north by R-3 zoned property containing townhomes; on the east by Lilac Drive North with single
family homes and a church on the opposite side of the street; on the south by a second building in the Crossing at Brookwood complex addressed 6125 Lilac Drive North; and on the west
by T. H. 100 and its interchange with I 94. Multiple family residences of four and five stories in height at a maximum density of 2,200 sq. ft. of land per dwelling unit are a permitted
use in this zoning district.
The applicant’s proposal is to add the two story addition over an existing open patio area and underground parking garage located on the south side of the building. They would remodel
some of the existing space and create eight new apartment units on the site. An existing craft room and a billiard and exercise room would be converted into two apartment units with
a new community room, exercise room, office, billiard room, beauty salon, restrooms and storage area being created on the first floor. The second floor would contain six new apartments
units and a possible general store for tenants.
BACKGROUND
The Crossings at Brookwood was approved by the City Council as the Brookwood development in 1983. It comprehended two senior apartment buildings, one of which was to be a condominium
building, and 32 townhomes. The City Council approval involved a rezoning of a portion of the property from R-3 to R-6 to accommodate the two senior apartment buildings. It was at
that time that the City also approved the closing off of Lilac Drive North at Fremont and 62nd Avenues. The building under consideration in this application is no longer a condominium
and is operated as for rent senior housing like the building to the south at 6125 Lilac Drive North.
ACCESS/PARKING
The applicant, under a separate proposal, will be requesting the city to reestablish a connection of Lilac Drive North at Fremont and 62nd Avenues as is shown on the applicant’s plan.
The applicant has been advised to hold a neighborhood meeting to discuss such an opening and approach the City Council to seek such an approval. Comments regarding such an opening
have been directed to the police, fire and street departments. It is assumed that any costs associated with the street opening would be the responsibility of this applicant who is requesting
the reopening.
The applicant intends to go ahead with his plans for this proposed expansion regardless of whether the roadway is opened or not. A new access to a newly proposed 12 stall parking lot
would be located off Lilac Drive. Parking for a multiple family dwelling is two stalls per dwelling unit. An additional 16 spaces are required with the eight new units. The existing
parking plan includes 31 surface spaces and 75 underground and under building parking spaces. The 1983 plan showed 40 additional spaces as a proof of parking on the site. The existing
parking and proof of parking in addition to the 12 new spaces and seven more proof of parking spaces provide sufficient parking to meet the zoning ordinance requirements.
DENSITY
The Zoning Ordinance requires 2,200 sq. ft. of land per dwelling unit in an R-6 multiple family zone. This site is 3.88 acres (169,198 sq. ft.). Eighty-one dwelling units are required
to have 178,200 sq. ft. of land. The applicant proposes to meet the Zoning Ordinance density requirements by utilizing the provision contained in Section 35-400, Subdivision 1b, which
allows the total minimum land area to be reduced by 500 sq. ft. for each required parking stall in or under a multiple residence. They have a total of 75 underground or under building
parking spaces, which allows the minimum land area to be reduced by 37,500 sq. ft. Their proposal with the expansion, therefore, would meet the Zoning Ordinance density requirement.
GRADING/DRAINAGE/UTILITIES
The applicant is proposing no significant changes with respect to grading, drainage and utilities. It is my understanding that no Watershed Management Commission review is required.
The new parking lot on the south portion of the site will have to be tied into existing storm sewer and must be bound by B-612 curb and gutter.
The Director of Public Works/City Engineer is reviewing the plans and his written comments will be forwarded to the Planning Commission for consideration. As was mentioned previously,
the City Council will ultimately consider the applicant’s request to open the Lilac Drive North/Fremont Avenue roadway.
LANDSCAPING
We have requested the applicant to provide us with an analysis of the existing landscaping. Based on the point system used by the Planning Commission for evaluating landscape plans,
this site is required to have 321 landscape points. The applicant has indicated that they are 22 points short of the required total. The landscape plan shows the addition of ten shrubs
which is only five additional landscape points. Forty-four shrubs would need to be added to bring their landscape point total to 321.
BUILDING
As previously indicated, the building addition is to the south side of the building and will be constructed over an existing patio and underground garage area. The addition will be
two stories in height and contain vinyl siding with brick around the lower level. The roof will be asphalt shingles and the exterior will match the existing as close as possible.
There are no plans indicating change in lighting or trash containers.
The proposed addition is considered a permitted use requiring site and building plan approval only. No public hearing is required, therefore, no notices of the Planning Commission’s
consideration have been sent.
RECOMMENDATON
For the most part the plans appear to be in order and approval is recommended subject to at least the following conditions:
The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits.
Grading, drainage, utility and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of building permits.
A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates, shall be submitted prior to the issuance of building permits to
assure the completion of site improvements.
The applicant shall submit an as-built survey of the property, improvements and utility service lines prior to the release of the performance guarantee.
The applicant shall provide appropriate erosion and sediment control devices on site during construction as approved by the City Engineering Department.
B-612 curb and gutter shall be provided around the new parking facility.
Any outside trash disposal facilities and rooftop or on ground mechanical equipment shall be appropriately screened from view.
5-29-03
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