CUP- 1701 West Excelsior AveDecember 22, 1981
Case No: 81 -55
Applicant: Mark Z. Jones Associates Inc.
Location: Northeast corner Blake Road Excelsior Avenue
Request: Conditional Use Permit to construct a Planned Unit Development
STAFF FINDINGS AND COMMENTS: Kerrigan
1. The subject site is presently a vacant parcel which has been considered throughout
recent years for a variety of uses. This site is part of a larger parcel of land
with the northerly portion presently occupied by Westside Village Apartments. The
northerly section of the parcel is zoned R -3, the southerly parcel presently under
consideration is R -4 PUD which extends the ability of including one or more of those
uses indicated in the R -4, R -5 and B -1 Districts. The applicant is proposing to
construct in accordance with the R -4 requirements.
2. The applicant is proposing an apartment structure which would be an extension of
the existing Westside Village Development. The single 'I' shaped structure would
contain 100 units of housing. The unit mix would consist of twelve efficiency units,
forty -five one bedroom, forty -three two bedroom units. Apartment size would range
from 520 to 1061 square feet. The structure would also contain a party room, game
room, exercise room laundry facilities and storage lockers.
3. The structure as proposed would be three stories, varying in height from 30' to 40'.
The R -4 district allows a height of 45'.
4. Trash storage would be in the lower level of the building with disposal contracted
to a private firm.
5. The plan as presented shows a 30' front yard setback along Excelsior Avenue. Along
the westerly sideyard on Blake Road, approximately an 80' setback would be provided
from the building to the property line and 15' from the parking lot to the property
line. To the east approximately a 75' setback is proposed between the building and
property line and 24' from the nearest parking to the property line.
6. 427.45(3) requires that multiple dwellings in an R -4 district provide 1.5 parking
spaces per unit. This formula would require the applicant to provide 150 spaces for
the proposed development. On the plan presented 217 spaces are shown with 100
located in an underground garage and 117 surface parking. Thus the proposed devel-
opment very adequately conforms to the ordinance as it relates to parking. However,
in reviewing the existing Westside Village complex it appears that they presently
do not have adequate parking according to the present R -3 requirements of 2 spaces
per unit. 330 spaces would be required, while only 288 have been provided. However,
in the final review, parking is adequate overall if both the existing and proposed
developments are considered. 480 parking spaces are required and 505 are to be
provided. In conclusion, the applicant should be aware that even though this devel-
opment, if approved, would meet the parking requirements of the ordinance that there
is a possibility that the parking provided will not adequately support the demand.
The Commission has recently been discussing the possibility of increasing the R
District parking requirement.
Case No: 81 -55
Page 2
7. Both the existing and proposed development have a total building coverage of
approximately 22 which is clearly within the maximum R -4 requirements of 35
8. The landscape plan as presented shows some berming along Excelsior Avenue.
Plantings and sod will surround the development on the south and west property
lines and throughout the development. An 8' concrete sidewalk is to be constructed
along Excelsior Avenue, partially in the public right -of -way and partially in the
applicants front yard setback. It might be logical for the developer to consider
a 6' sidewalk, entirely in the public right -of -way and thus maximize the available
green space /landscape area along Excelsior Avenue.
9. The utility and drainage plan have been reviewed by the City Engineer and been
found acceptable.
10. One access point to the subject site would be the existing Westside Village Apart-
ment entrance off Blake Road. A second access point available only to west bound
traffic is proposed to be located at the southeast corner of the subject property.
It should be noted that the applicant is proposing to retain two curb cuts which
presently exist to the subject property off Excelsior. Because they are not to be
used, it would seem most appropriate from an appearance standpoint that they be
removed with the curbing rebuilt in these areas.
11. The Fire Marshal has not reviewed the plans to date. Because of location it
would be well to require the proposed structure to be sprinkled.
12. The developer has recently met with representatives of the neighborhood surrounding
the proposed development and for the most part they have given a positive endorse-
ment for the project as proposed.
13. A picnic /patio area is detailed in the front yard of the proposed development, however,
no recreational or tot lot areas are shown.