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HomeMy WebLinkAbout2004 [11] Nov 08 CITY Of ST. JOSEPH . www,cityofstjoseph.com St. Joseph Planning Commission November 8, 2004 7:00 PM Administfdtor JudyWeyrens 1. Call to Order MdYor ldrry ]. Hosch 2. Approve Agenda Councilors 3. Approve Minutes - October 4, 2004 AI Rdssier Ross Rieke 4. Development' Plan David Puchalla Gdry Utsch R3 Development; 33 - 2nd Avenue NW Ddle Wick 5. Brandon Kappes, Interim Use Permit Extension 6. Ordinance Amendments . 7, Other Matters 8, Adjourn ,.- '\ ."'-., . ,2.'¡- Coil e g e A v en u e No rt h . PO ß 0 x 668 ' S din t, J os e ph, M inn e sot d .¡- 6 -n 4 Phone ,20.,6,.7201 fd x ,20,6,,0,42 i\ ~v\ . IT. JOSEPH PLANNING COMMISSION NOVEMBER I, 2004 FOR THE OFFICIAL RECORD PLEASE SIGN YOUR NAME AND ADDRESS NAME ADDRESS '7 , 1. /l > {Vv~J'- \~/v /~,' I. 5è'E:... J _ýJ 2. 3. 4. 5. 6. 7. 8. ~ 9. - 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. Draft October 4, 2004 Page 1 of 4 Pursuant to due call and notice thereof, the Planning Commission for the City of St. Joseph met in regular session on Monday, October 4, 2004 at 7:00 'PM in the St. Joseph City Hall. Members Present Ghair (Council Liaison) Gary Utsch. Commissioners: Mike Deutz, S. Kathleen Kalinowski, Marge Lesnick, Jim Graeve, Bob Loso, Kurt Schneider. Administrator Judy Weyrens. Others Present Building Official Ron Wasmund, Jenny Kaeter, Randy Kaeter, Delroy Rothstein, Tom Lemmer, Mary Kay Lemmer. Approve Aqenda: Loso made a motion to approve the agenda; seconded by Deutz and passed unanimously. Minutes: Kalinowski made a motion to approve the minutes of September 8, 2004; seconded by Lesnick and passed unanimously. Loso made a motion to accept the changes to the minutes of August 2, 2004; seconded by Kalinowski and passed unanimously. Kaeter Truckinq: Weyrens stated that Kaeter Trucking has submitted a plan to construct an office/warehouse facility. The proposed facility will be located on 19th Avenue NE and a detailed site plan has been submitted. Since the Planning Commission received the site plan, a revised landscape plan, sign detail and building exterior finish have been re-submitted. The re-submission is a result of staff comments when reviewing the Ordinances and the proposed development. Loso made a motion approving the development plan for Kaeter Transport and requesting the Council authorize the Mayor and Administrator to execute the Development Agreement approving the construction of a 4200 square foot warehouse/office facility. The motion was seconded by Lesnick. DISCUSSION Utsch stated that while- reviewing the proposed development plan there are some outstanding issues. They are as follows: Proposed Building extends Weyrens stated that the Auditors Office has verified that Kaeter over two lots - if this is Trucking has combined the lots in question, creating one buildable accurate the lots must be lot. combined to one Building Exterior - The Building Official Ron Wasmond stated that the builder used the Ordinance requires 25% of the ,glass and doors when calculating the amount of adornment for the building facing the street to be building front. Wasmond stated that in his opinion windows and of a decorative material. doors should not be part of the calculation. Building representative Delroy Rothstein presented the Planning Commission with an alternative site plan which adds the additional adornment. However, he stated that if the building will require additional brick, the eyebrow located over the door may need to be removed. He further stated that in his opinion, the eyebrow should be included in the calculation as adornment, thus the requirement is fulfilled. Parking Requirements - the Kaeter Trucking has agreed to add the additional parking spaces. plan presented is short 4 parking spaces Draft October 4, 2004 Page 2 of 4 . Parking Lot Improvements - Utsch clarified that the entire area between the street and building Paving and curbing front must be paved and the perimeter of the parking lot must be curbed with B612 curbing. Loading dock and dumpster The screening is not shown on the plans, but is required by screening ordinance. Rothstein stated that he has surveyed the area and the other businesses. He stated that there are 18 businesses out there and not one has a fence around there dumpster. Utsch stated that according to the current Ordinance, this would be required, Wasmund questioned the elevation of the dumpster and was advised that it would be the same elevation as the buildîng. They will screen the dumpster with either fencing material or block. Sign Kalinwoski question if the building plan will include a sign. Jenny Kaeter presented the Planning Commission with the sign detail, verifying the sign meets the minimum requirements. Drainage During discussion at this meeting it was determined that the building elevation will be three (3) feet higher than the properties on either side. Minimally a swale will need to be created to prevent water from draining to the adjoining properties. The final drainage plans will need to be approved by the City Engineer. Wasmond also stated that Kaeter Trucking must secure a NPDES II permit before making application for the building permit. Landscaping Kaeter presented a revised landscape plan as well as a detailed . listing of landscaping material. The Planning Commission accepted the revised plan. Utsch reminded the property owner that they have a responsibility to not only plant the material, but maintain the vegetation as well. Building representative Delroy Rothstein expressed concern with the requirements being placed on Kaeter Trucking. He stated that in his opinion the existing properties on 19th Avenue NE have not abided by the Ordinance and his client should not be held accountable to a higher standard. Utsch stated that the City modified the Ordinance in 2003, adding aesthetic requirements. While the City cannot arbitrarily require property owners to upgrade their property, the City can require property owners to meet the new requirements when seeking a building permit for expansion. Therefore, as properties expand they will be held to the same standards being requested of Kaeter Trucking. The Planning Commission spent considerable time discussing the exterior requirement and whether or not windows and doors were intended to be included in the calculation. Loso stated that it is his recollection that the Council intended for the calculation to include the windows and doors and that is how the Ordinance has been interpreted in the past. Weyrens stated that until the recent update of the Industrial Zoning Ordinance, the only Ordinance requiring the exterior requirement was the B2, Highway Business District. That Ordinance was clarified by the Council and revised to specifically state that windows and doors are excluded from the calculation, Schnieder questioned if, based on the current language in the Industrial Ordinance, a developer could satisfy the requirement will all windows. Wasmond responded that is correct. As the current Ordinance does not address whether or not windows and doors are included in the exterior requirement calculation, Deutz made a motion to accept the 210 square feet of stone for the front of the building and allow the "eye brow" canopy as part of the 25% required by ordinance, allowing the windows to be used in the calculation. The motion was passed unanimously. . Draft October 4, 2004 Page 3 of 4 - VOTE CALL ON ORIGINAL MOTION AS CLARIFIED - The motion recommending the Council authorize the execution of the Development Agreement between the City of St. Joseph and Kaeter Trucking passed unanimously, Lemmer Truckinç¡: We'¡rens stated that Lemmer Trucking has submitted a request to enclose the existing loading dock that was constructed in 2003. Weyrens stated that in reviewing the past building permit, it appears as though the requirements have been fulfilled. Utsch stated that he has had the opportunity to review the property in question and the landscaping planted as part of the last building plan has not been ,maintained, Therefore the material will need to be re-planted. Tom Lemmer appeared before the Commission on his own behalf. Lemmer stated that he is only requesting to enclose an existing loading dock and does not understand why he must provide exterior adornment. Utsch clarified that the new Ordinance adopted in 2003 added exterior and aesthetic requirements and they apply to all building activity. With that being said, the Commission discussed the following items: Parking Area The Planning Commission clarified that the entire surface area between the street and the building font must be paved with B612 curbing around the perimeter. In addition, the driveway must include a concrete apron as specified in the City Engineer comments. - Lemmer objected to this requirement and stated it may be cost prohibitive and again he stated he is only enclosing a loading dock and he does not believe the requirements apply to this situation. The Planning Commission clarified that when building permits are issued, the hew requirements apply. Landscaping Utsch stated that the landscaping planted for the loading dock has not been maintained and they will need to re-Iandscape the area and maintain_ the same. Building Exterior Building Official Ron Wasmond stated that while Lemmer Trucking is required to adorn 25% of the building front, he would encourage the Planning Commission to transfer this requirement to the existing building. If Lemmer is required to adorn 25% of the building front of the loading dock, it will not be visible from the street. However, if the same requirement were transferred to the existing building the intent of the Ordinance would be meet and the existing building would be upgraded to the new Ordinance requirements. The Planning Commission agreed to transfer the requirement to the existing building. Lemmer stated that if he is required to pave the entire front lot, he will , not be able to provide the exterior adornment. Lemmer requested relief from the Ordinance. The Planning Commission clarified that they cannot ignore the Ordinance requirements and if he intends to enclose the loading dock, adornment must be provided, The Commission stated that decorative wainscoting is acceptable material to fulfill the 25% exterior requirement. Deutz made a motion to accept the bUilding plan of Lemmer Trucking to enclose the existing loading dock contingent upon the following: Draft October 4, 2004 Page 4 of 4 . 1, The property area between 19th Avenue NE and the building front must be, paved with all parking spaces marked, In addition, the perimeter of the parking lot will be curbed with B612 curbing. . 2, The concrete apron will meet the requirements of the City Engineer as stated in a letter dated September 28, 2004. 3. The building exterior requirements will be transferred to the existing building,and 25% of the existing building front facing 19th Avenue will be adorned with acceptable material as determined by the Building Official. The decorative area shall be a minimum of 4" in height across the building front. 4. The landscaping will be maintained and replanted. The motion was seconded by Kalinwoski and passed únanimously, OTHER MATTERS Candidate Forum: Graeve announced that the HCP is sponsoring a Mayor/Council Candidate Forum to be held on Tuesday, October 12, 2004 at 7:00PM. Adjourn: Lesnick made a motion to adjourn at 8:20 PM; seconded by Loso and passed unanimously. - Judy Weyrens Administrator - ~epœmber27,2004 Judy Weyrens CITY OF ST. JOSEPH Administrator Dear Judy: My site plan to develop 33 2nd A veNW is now a two story structure including requested Ordinance compliance. Answering the requested information dated 9-15-04 below. 1. A detailed floor plan with four bedrooms, two bath, kitchen, livingroom, washer dryer closet area on eacb .floor. With entrance door area ITom both eastside and westside of building. 2. 'Storm Water Plan. The impervious surface has been largely reduced, due to driveway to west side taken out. Therefore, irnpervioussurface cut by 2/3rd adding more green space. Two pooling areas on both sides of west side driveway with a 4 to 1 grade. And the building is also shorter by four feet in length making smaller sized bedrooms, with larger bathrooms. 3. Utilities. The one-inch water line has been marked by St. Joe maintenance person, and is _ on 2nd Ave NW in the site easement area southeast comer. Due to shallow sewer depth at alley _ krea which measured to be 9 foot 10 inch depth,the sewer line will need to be installed along 2nd Ave NW west side easement. It crosses only one graveled driveway to alley sewer line, which has westward gravity flow. The present sewer line will be sealed at south property line. 4. Density. Four residents per floor or unit, one per bedroom. Full is eight residents total of both floors. which has 10 parking spaces, plus, two for handicap space totaling 12 spaces. Parking and lot coverage: 1/3 the total site size is 4400s.£ Requested by letter on 7-19-04 providing compliance, remaining being green space, set backs, and landscaped area. 5. Access :from alley. Yes, west side access will be requested as ingress/egress to that side of lot. The improvements made to the alley will be similar to the material already existing in this zoning area. The financial commitment to pay for such will be included in a total construction loan with a local lender. Any questions, please feel ftee to call me at 320-291-5320. Sincerely, P1k~J\;~tb- David Puchalla Site owner City of St. Joseph . Development .Routing Form Site Plan Submitted (Date): Oct 1 L 2004 Developer: Dave Puchalla Planning Commission (Date): November 8, 2004 (Anticipated agenda date) Date Plan is Routed to appropriate departments October 20, 2004 Comments to be returned by: October 29,2004 Project Type Preliminary Plat B 1 Development Industrial Final Plat B2 Development R2 Development POO B3 Development X R3 Development Departments for which comments are requested: - '"i l Public Works 'X City Engineer Building Inspector - City Attorney ^ Fire Chief EDA Please review the attached development plans and submit written comments by the date indicated above. This form must be returned to the City Offices by the date stated above. If you do not have any concerns please indicate so on the lines provided below. Please find attached a site vlan for a duplex to be located on 2nd Avenue NW Puchalla has submitted all the required data. The vroperty is zoned correctlv, The major issue for this develovment will be utility location. access and storm water. Department Signature Date ·VRajkowski 11 Seventh Avenue North . ~~~~~~t~f Ltd. P,O, Box 1433 St. Cloud, MN 56302-1433 October 6,2004 RECEIVED OCT 0 7 2004 320-251-1055 Ms. JudyWeyrens CITY OF ST. JOSEPH Toll Free 800-445-9617 City Administrator for the City of St. Joseph 25 North College Avenue Fax 320-251-5896 P.O. Box 668 St. Joseph, MN 56374 rajhan@rajhan.com RE: Puchalla Properties www,rajhan,com Dear Judy: You have inquired whether the City can require Puchalla Properties to bear the expense of improving an alleyway behind one of its duplexes. Currently, the City has not vacated the alleyway but has closed it and has not maintained it for various reasons. Puchalla Properties has requested that the alleyway be opened for its own benefit. - After discussing this issue with Tom Jovanovich and Sue Dege, the answer is that the - City can require a developer to make these improvements. There is no specific authority that grants or denies the City this authority. However, the authority is implied in the rank J, Rajkowski·· power a City has to require any developer to meet certain conditions before entering into a development agreement. Just lìkè the City may require a developer to pay for :iordon H, Hansmeier improvements to land as a condition of entering into a development agreement, it can rederick L. Grunke similarly require a developer to pay for improvements to an alleyway if the improvements were requested by the developer and are for the developer's own benefit. homas G, Jovanovich· aul A. R¡¡jkowski· Based on this analysis, the City was legally justified in adding the fifth requirement to its :evin F. Gray list in the September 15, 2004 letter to David Puchalla. Judy, I will be on maternity leave for seven weeks beginning Monday, October 11. I will still be accessible via email. If 'illiam J. Cashman you have any questions regarding this matter, please call me before October 11 or contact ichard W. Sobalvarro Tom or Sue. usan M. Dege Sincerely, eAnne D, Miller Jrah L. Smith-Larkin ~S 'oy A. Paetz )sepr-; ¡\t¡. 8romelanc y Laurel J. Pugh 'lry j. Haupert ~ure! 1.. Pugh LJPi'bab Frank .1. Raiko'/'/ski and Richard V!/ Sobafllarro are admitted to JJíactke in North Dakota, Gordon H. Hansmeier in North Dakota and tll/isconsin, - Paul A. Rajkowski and Sarah L. Smith"¡n l'Visconsin and Wmiam J. Cashman in South Dakota. bfv1embe( o-r Þ.rn"'ric8n 80ard of Tri;:¡j Ad\'ocates. #-OuaJified ÞDR f\Jcutr2f ~ . SEH MEMORANDUM TO: Judy Weyrens, St. Joseph City Administrator FROM: Tracy L. Ekola, PE DATE: November 1,2004 RE: ' St. Joseph, Minnesota Puchalla Apartment Site Plan Review SEH No. A-STJOE 0501 D54 The following are my comments regarding the engineering review of the Puchalla Apartment Site Grading Plan and Hydrology Report. 1. The site coverage does not appear to meet ordinance and leaves no usable yard space for snow storage (i.e. snow from parking lot areas) or other activities. 2. The sidewalk between the west parking lot and the lower level apartment has steps (or a very steep slope). The steps are acceptable' if the lower level is not intended to be handicap accessible, Will railing be installed at this location? 3, What is the proposed pavement design for the alley improvements (i.e. thickness of bituminous - and aggregate base)? Surface water runoff shall be addressed if alley is paved. An additional '- pond may be required to collect runoff from the alley improvements. Location of the pond shall be discussed with the City if the proposed pond encroaches on the north end of the alley. 4. Proposed water and sewer locations are not shown. 5. Sanitary sewer service to service the (lower level) apartment will need to be served by a grinder pump and low-pressure forcemain regardless of location due to the elevation of the existing sanitary sewer main. Due to the location of the water main on 2nd Avenue NW, the sanitary forcemain shall be located along the west property line (i.e. east side of alley). 6. The letter indicates that one-inch water line will serve the apartment. It is unlikely that a one-inch service will provide adequate water pressure for the proposed number of units. 7. Surface water drainage from the western two-thirds of the property flows to proposed storm water ponds located to the west. Storm water pond emergency overflow flows over the west parking lot entrance. Another pond overflows to the ball field located in the City Park. These ponds are sized to discharge storm water flows at rates less than predevelopment rates for the 100-year storm. 8. The proposed drainage plan shows the east parking lot surface water runoff directly to 2nd Ave NW gutter. Discharge rate shall be less or equal to the predevelopment rate. Stormwater runoff calculations for the west parking lot were not included in the hydrology report. 9. Submit revised hydrology report, drainage and utility plans to City for review. Jmw c: Joe Bettendorf, SEH Ron Wasmund, City of St. Joseph Dick Taufen, City of St. Joseph x:lslstjoelcommonld54 puchalla apartmentlm-puchaJla IIO]04,doc Short Elliott Hendrickson Inc., 1200 25th Avenue South. P,O, Box 1717. SI. Cloud. MN 56302-1717 SEH is an equal opportunity employer I www.sehinc.com I 320,229.4300 I 800,572.0617 I 320,229.4301 fax . Summary of Ordinance Compliance In order to facilitate the discussion for the Puchalla Development, this one page is a summary of variances that will be required if the apartment complex is to be constructed. While the property is zoned appropriately for the complex, it appears as though the property is too small for the proposed development. In discussing this development at the staff meeting, it was the consensus that the property in question is a neighborhood in transition. While the use may be appropriate, it may require more than one lot to construct a facility. The developer has already submitted three different plans, reducing the density with the hopes that it will meet the minimum requirements. Everyone agrees the existing house is in need of replacement, but that does not qualify the property for variance from the Ordinance. The Memo from Inspectron clearly identifies all the required variances. In addition to the requirements of the Ordinance, the property owner will be required to construct the north/south alley for access. Since this development is creating the need for the improvements, the City has the ability to require the developer to construct and pay for the paving. The other Engineering issues is water and sewer services. These comments are addressed in the City Engineer Comments. REQUIREMENT PROPOSED VARIANCE Side Yard setback - 20' North side - 11 ' 9' Parking - 22 required Provided - 11 11 spaces Parking Setback -' 15' from South - 4'9" South - 10'2" -- residential uses North - 3'6" North - 11 '6" ~ Parking Screening - Parking must None be screened from residential uses Parking Dimensions - 26' isle 24' 2' required Curb Cut - minimum 5' from side 4'9" 3" property line Sign - must be setback 10' from 0 10' property line Building Exterior - mixed exterior East and West elevations Building Exterior on North required combine steel siding and face and South brick. The North and South elevations do not Lot Coverage Only 35% can be covered. If 12% the parking area is included coverage is 47% Lot Dimensions 150 feet at building setback line 66 feet 84' at building setback line 80 feet at public right of way 14' at public right of way . I Inc. Inspectron . Memo To: St. Joseph Planning Commission Judy Weyrens, City Administrator From: Ron Wasmund, Building Official Date: October 29, 2004 Re: Site Plan Review for 33 - 2nd Ave NW Background: Mr. David Puchalla is proposing to construct an apartment building containing 2-4 bedroom units, The building will be two stories with one dwelling unit on each level. The ~ building is being constructed for student rental. ~ The property is located in the R-3 zoning district. The property is bounded by a Public (park) on the north, General Business (B) zoning on the east, R-3 on the south and R- 1 on the west. The topography of the existing lot dictates the building be constructed as a walkout lower level or the lot to be filled 6'-8' deep over Y2 to 2/3 of the lot. The owner proposes to construct a walkout lower level and no interior connection between units. Separate parking lots will be provided for the upper and lower units. No connection for internal circulation onsite will be provided. Access to the lower parking lot will be provided only if the owner constructs a road surface in the alley easement at the rear of the lots on the west side of 2nd Ave NE. The topography and narrow width make this a difficult site to develop individually as multiple family use. Findings: Applicant - Dave Puchalla, Puchalla Properties Site Address - 33 2nd Ave NW Project Description - 2 story Duplex Apartment Building 2 - 4 bedroom, 2 bath units, . Page 1 . Lot size - 198.19 x 66 = 13,080.54 s.f. Zoning district: R-3 1. Required Lot Area Ordinance 52.29 subd. 5(b)5 requires 4,500 s.f. of lot area for each 4 bedroom unit. 2 x 4500 = 9000 square feet of lot required. 13,080.54 - 9,000 s.f. = 4,080.54 more lotthan required Lot area is ok as proposed. 2. Setbacks for Building Required Provided Front 35' 70' Side 20' Side 20' 25.33 South side Rear 40' 74.16' provided ~ ~ An 8-foot side yard setback variance required for north side. 3. Parking Required. Ordinance Section 52.10 subd. 4(b) requires 4 parking spaces for each 3 bedroom unit + 1.25 spaces for each additional bedroom. It also requires bedrooms over 140 sq. ft. to be considered 2 bedrooms. Fractional numbers are rounded up. Each bedroom measures 12'- 10" x 12'- 2" 12.83X 12.16 = 156.01 sJ. 156 s.f. = 2 bedrooms 2 x 2 x 4 = 16 bedrooms for parking purposes 8 bedrooms/unit 4 parking spaces are required for the first 3 bedrooms plus 1.25 for each additional bedroom (5 x 1.25 = 7). 4 + 7 = 11 spaces are required for each unit. *22 total spaces required, 11 spaces are provided. Applicant must provide 11 more parking spaces. . Page 2 4. Parking setback . Ordinance Section 52,10 subd 5c - requires parking lots adjacent to residential use to be set back 15' from property line 3'6" and 4'9" is provided at south property line. A variance is required for parking lot setback to south property line. 5. Parking Screening Requirements Ordinance Section 52.10 subd. 5(i) states that parking must be screened from abutting residential uses or districts by wall, fence or densely-planted hedge or tree cover between 4 and 8 feet in height. No screening is provided along south property line. Applicant must provide required screening. 6. Parking Dimensions Ordinance Section 52.10 subd. 5(k) requires parking spaces and circulation isles to comply with the tabular requirements of this section. 9' width required 9' provided. 17.5' length required 17.5' provided ~ *26' isle required 24' provided - 7. Parking Lot Drainage Ordinance Section 52.10 subd 5 (I) requires lot drainage and surfacing to be approved by City Engineer. 8. Curb Cut Ordinance Section 52.10 subd 3k requires that curb cut opening be a minimum of 5 feet from side property line. 4'9" is provided. 9. Access to back parking lot requires improvement to alley. Because the lower level of the building is only accessible from the west end of that level, emergency response will be made to that entrance. Retaining walls prohibit access from the east. Alley must have a bituminous surface with a minimum width of 20 feet. The surfacing must be placed on base capable of supporting all vehicular traffic and emergency vehicles. The design must be approved by the City Engineer. . Page 3 . 10. Sign Ordinance Section 52.29 subd 10a states no sign shall be placed closer than 10' to any property line except directional signs which have zero setbacks. What is a directional sign? *Signs must be landscaped *Proposed sign has zero setbacks Applicant must submit details of the sign. 11. Dumpster The dumpster is located in the required front yard setback. Screening is proposed as chain link fence. Dumpster must be moved to a location not in front of the principle structure. . 12. Building Height Ordinance Section 52.29 subd 8 establishes the maximum height of the building at the lessor of 3 stories or 40 feet. * The building is only 2 stories but there is no reference as to the overall height. Data is missing. 13. Building Exterior Requirements ~ - Ordinance Section 52.29 subd 9 requires all exterior wall finishes to include at least one material from each of the following groups: - a) Facebrick, natural stone, wood textured precast concrete panels, textured concrete block, stucco b) Pre-finished decorative panels made of metal vinyl, steel or wood The east and west elevations have a combination of horizontal steel siding and face brick. The north and south elevations have only horizontal steel siding. * The north and south elevations must have face brick, natural stone, textured concrete block or stucco added. 14. Rental Ordinance Requirements This project is being constructed as student rental. The structure must be constructed to comply with all requirements of Ordinance 55, Housing, Maintenance and Occupancy Ordinance. 15. Surface Water Management . Page 4 Ordinance Section 52.18 Requires the applicant to submit a surface '.^'ater . management plan for review and approval by the City Engineer. 16. Water Service Size The plans do not show sewer and water services. There is limited discussion about a 1" water service in a letter from the applicant. Proponent must submit a utility plan showing the sewer and water services and their connections to City services. He must also submit a plumbing plan with flow calculations that show a 1" water service provides sufficient water supply to each unit. A one and one half inch water service is recommended. 17. Lot Coverage. Ordinance Section 52.29 subd 5(c) states that multiple family dwellings shall not occupy more than 35% of the lot including accessory buildings. Lot area - 13,080.54 sJ. 35% = 4,578.19 sJ. Proposed building = 30 x 54 = 1,620 sJ. Upper Parking Area = 2,601 sJ. Lower Parking Area = 1,953 sJ. Total of Building and Parking = 6,174 sJ, or 47% coverage. - 18. Lot Dimensions - Ordinance Section 52.29 subds 5 (d) & (e) require: (d) each R-310t to have a minimum width of 150 ft at building setback line (e) each R-3 lot to have a minimum width of 80 feet at public right of way. The existing lot is substandard with a width of 66 feet. Recommendations I recommend that the applicant resubmit a revised plan that incorporates the requirements of the ordinance and eliminate the need for variances. . Page 5 \CJ ' .!\\PJ -~-' ._u - ---- -. ---~- aìa6~fi!Ú~,{¡i2t) ;cuE VlOS3NNI~ 'Hd3S0r lNlIIS 4 ~ " ~ IiBiI¡Hi¡:¡,,' (a2~) ,uu41t LBE!l1i UI¥ ''P". 'II". IN3v.1ÜNdV Hd3sor INIVS ~ 8 is , I¡¡tt,,~ '·~v 4HÜ U!I NQISL\3I 11'I'Q ·..JU(5JD~a!~S'a~_ 6u~,Jnq6u~ :>i .6UtJiJtUn~ N'v'ld ÐNIOVt:lÐ -: ,.. iJj ü 'ê' i ~ a. II: I ~g ~ {(Ì '... I .' , I ~I ~ ~ w. ~ . ~ ~ ~ ~- ß ~i W'~ I %ffi I !~ ! il!' . 0" I"!" '-' . . ". ~...,. g . I~. ¡~! 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