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Consideration of Planned Unit Development (PUD) final plans at 1330 Wauwatosa Avenue, 7463 Harwood Avenue, and 7460, 7462, and 7470 Blanchard Street, Nicholas Allen, Continuum Architects, on behalf of Mandel Group, applicant
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Submitted by:
Tammy Szudy
Department:
Development
A. Background/Options
In July 2024, the City granted approval of a Preliminary Planned Unit Development (PUD) for a multi-family housing development on a 1.63-acre site located at the northern corner of Wauwatosa Avenue and Blanchard Street. Currently the site contains a public parking lot, duplex residence, and a commercial building.
The applicant is now requesting Final PUD approval for the project. Final PUD plans are reviewed for compliance with conditions placed on the Preliminary PUD approval last year. New conditions are not appropriate at this time. The resolution is attached. Some preliminary approval conditions are recommended for placement on the final approval as they relate to subsequent approvals and/or requirements necessary to obtain other permits:
1. Approval of the CSM and zoning map amendment applications.
Status: Complete. Filing CSM is required prior to building permit issuance.
2. Compliance with all conditions in the Public Works and Engineering comment sections of the Community Affairs Committee July 9, 2024 staff report.
Status: Final approval condition. Some conditions are satisfied but many are required to obtain building or occupancy permits.
3. Approval from the Design Review Board is required prior to submitting for Final PUD approval.
Status: Complete. DRB approval granted December 5, 2024.
4. Providing detailed costs of any alterations and/or new construction as well as income and expense information as requested by the Assessor's office.
Status: Final approval condition.
5. Filing application for Final PUD approval within 12 months of the date of Preliminary PUD approval.
Status: Complete
6. Obtaining all necessary approvals, licenses, and permits.
Status: Final approval condition.
7. Compliance with City Code 24.12.030.B.2 - at least 10% of the interior of vehicular use areas must be landscaped. If necessary, the landscaping can be vertical.
Status: The surface parking lot was redesigned to meet City code. However, this caused a reduction in parking stalls.
8. Compliance with City Code 24.12.030.B.3.a - landscape islands and medians must be at least 10 feet in width.
Status: The surface parking lot was redesigned to meet City code. However, this caused a reduction in parking stalls.
9. Compliance with City Code 24.12.030.B.3.d- shade trees with silva cells must be provided in interior landscape islands at a minimum rate of one tree per 180 square feet of required interior landscape area.
Status: Additional trees were added to comply with this condition. Silva cells are provided in islands on the east side of the lot. There are conflicts with retaining wall tiebacks on the west side.
10. Roof top/ courtyard amenities to include furniture, shade structure(s), firepit(s), grill station(s), site lighting, and planters.
Status: Complete. Roof top amenities are shown on the plans.
11. Connector walk from surface parking lot to be ADA ramp with no steps.
Status: An exhibit is attached illustrating the ramp would be 240’ in length and not user friendly in order to comply with this condition. This condition was reviewed the Design Review Board (DRB) and DRB approved the connector with stairs. The public sidewalk along Harwood Avenue and Wauwatosa Avenue is an accessible path.
B. Staff Comments
Planning/Zoning Division
Fifty-one (51) public notification letters related to the project were sent per City regulations.
Building Division
No issues from the Building Division.
City Assessor’s Office
Provide detailed costs of any alterations and/or new construction as well as income & expense as requested by the Assessor’s office.
City Clerk’s Office
No comments provided.
Public Works Department
Comments provided in the preliminary PUD staff report must be addressed prior to final site plan approval or building permit issuance as specified.
Engineering Division
A comprehensive traffic study has been received and accepted by Engineering. It is understood that the applicant is working with We-Energies on an overhead electrical facilities relocation plan. Pedestrian visibility at the public parking exit to Wauwatosa Ave has been improved by pulling back the entrance to the public parking lot away from the sidewalk. The applicant is encouraged to work with staff with addressing site lines concerns at this new layout configuration prior to final site plan approval. All other Engineering comments provided in the preliminary PUD staff report must be addressed prior to final site plan approval or building permit issuance as specified.
Fire Department
No comments provided.
Health Department
No comments provided.
Police Department
No comments provided.
C. Recommendation
Recommendation:
Staff recommends approval subject to:
1. Filing CSM prior to building permit issuance.
2. Providing detailed costs of any alterations and/or new construction as well as income and expense information as requested by the Assessor's office.
3. Compliance with outstanding conditions in the Public Works and Engineering comment sections of the Community Affairs Committee July 9, 2024 staff report.
4. In the event the landowner fails to commence development shown on the final development plan within 12 months after final approval has been granted, then such final approval will lapse and be of no further effect unless the time period is extended by the common council upon written application by the landowner.
5. Obtaining all necessary approvals, licenses, and permits.