SITE PLAN REVIEW
SP-07-46-04, a Site Plan for construction of a duplex located at 933-937 Mississippi Street. The proposed duplex adjoins an existing triplex on the two-lot site. Submitted by Mike Myers of Hernly Architects for William and Brenda Schulteis, property owners of record.
B. GENERAL INFORMATION
Current Zoning & Land Use: RM-3 (Multiple-Family Residence) District: 933 Mississippi/Lot 11 - existing triplex, (1) 2-bedroom unit, (2) 3-bedroom units; and 937 Mississippi/Lot 12 - existing single-family residence.
Surrounding Zoning and Land Use: RM-3 (Multiple-Family Residence) District to the north; single-family residence.
RM-3 (Multiple-Family Residence) District to the east; single-family residences.
RM-3 (Multiple-Family Residence) District to the south; single-family residence.
RM-D (Duplex Residential) District to the west; multi-family and single-family residences.
Site Summary:
Gross Area, Lot 11/12: .268 acre
Total Site Area, Lot 11/12: 11,700 sq. ft.
Existing Building, Lot 11: Triplex: (1) 2-bedroom unit, (2) 3-bedroom units
Square Footage of Existing Building: 1,070 sq. ft.
Existing Building, Lot 12: Single-family residence
Square Footage of Existing Building: 813 sq. ft.
Proposed Building, Lot 12: Duplex: (2) 4-bedroom units
Square Footage of Proposed Building: 1,440 sq. ft.
# of off-street parking spaces provided, Lot 11: 8
# of proposed off-street parking spaces, Lot 12: 8
Total number of off-street parking spaces required: (16) 1 space required per bedroom
Staff Recommendation:
Planning Staff recommends approval of the site plan with the following conditions:
1. Execution of a site plan performance agreement per Section 20-1433.
2. Filing of a cross access easement with the Register of Deeds to provide access to Lot 12 from Lot 11.
C. FINDINGS
Per Section 20-1432 Staff shall first find that the following conditions have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The subject property is zoned RM-3 (Multiple-Family Residence) District. The RM Districts are designed to provide areas for medium and high population density. RM Districts consist mainly of (1) areas containing multi-family dwellings (including two-family dwellings) with some single-family dwellings, (2) areas which contain single-family and two-family dwellings, are centrally located, and are appropriate to ultimate multi-family development, and (3) open areas where future multi-family development appears desirable. The RM-3 (Multiple-Family Residence) District permits the construction of a 1,440 sq. ft. duplex consisting of two, four-bedroom units.
(b) That the proposed arrangements of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
As revised and resubmitted, the proposed arrangement of the apartment buildings (existing triplex and proposed duplex), off-street parking, access, lighting, landscaping and drainage appear compatible with adjacent land uses.
(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;
As submitted, the vehicular ingress and egress to and from the site and circulation within the site provides for the safe, efficient and convenient movement of traffic.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The submitted site plan provides for the safe movement of pedestrians within the site through identified sidewalks and walkways. The submitted site plan conforms to this requirement.
(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 submitted site plan has met the minimum landscaping requirements as identified in the City Code and is in compliance with this condition.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
The site’s outdoor trash storage area and location and materials have been approved by the Department of Public Works. The site plan is therefore in compliance with this condition.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
With the exception of the demolition of an existing single-family residence at 937 Mississippi Street, no other physical alterations are required at the site for redevelopment. The site plan is therefore in compliance with this condition.
D. STAFF REVIEW
SP-07-46-04 proposes the construction of a duplex at 937 Mississippi Street, part of a two-building “complex” at 933-937 Mississippi Street. Both the proposed duplex and an existing triplex share a common driveway off an alley to the rear (west) of both lots. Typically, single-family, duplex or triplex residential developments do not require site planning unless these units are combined to form a complex of four or more dwelling units, which is the case with this project.
Applicable Code Sections
The proposed duplex at 937 Mississippi Street exceeds the front building setback for this zoning district, which is 25’ from front property line. In order to construct the duplex as proposed, the applicant has engaged City Code Section 20-1503, which allows for a reduction in a front setback based on the current average setback of structures found on the same side of Mississippi Street. From that Code section, the applicant has determined that the average setback for the west side of the 900 block of Mississippi Street is 16’. The applicant proposes to construct the duplex at a front setback of 20’, which is greater than the identified average.
Additionally, the subject lot at 937 Mississippi Street is below the minimum lot area requirement for the RM-3 zoning district. However, Code Section 20-1502 recognizes the subject lot as an “Existing Lot of Record,” which allows for the redevelopment of existing lots that have less than the required minimum lot area, lot width, or lot depth provided that all front, side and rear yard setbacks have been met. As stated, the applicant has employed the Front Yard Exceptions and Modifications code section to reduce the front yard setback from the required 25’ to 20’, based on averaging.
Finally, the City’s Neighborhood Resources Department has determined that since neither the existing triplex or the proposed duplex individually contain four or more dwelling units, accessible parking spaces or other accommodations are not required to meet the accessible parking provisions in the Final Fair Housing Accessibility Guidelines, 24 CFR, Chapter 1, Subchapter A, Appendix II, of the Fair Housing Act of 1968, as amended.