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Request by Jonathan Ward, Altius Building Company, for Planned Unit Development preliminary plans at 11400 W. Blue Mound Road for a multi-unit building
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Submitted by:
Tamara Szudy
Department:
Planning Division
A. Background/Options
The applicant is requesting approval of a preliminary planned unit development (PUD) to construct a four-story, multi-family residential housing project on an approximately 0.8 acre site. The proposed project consists 41 apartments with a mix of one, two, and three bedroom units. The main building entrance is located at the corner of 114th Street and the ground floor serves as a parking garage with residential units located on the upper floors. Vehicular access to the site is provided from 114th Street and 115th Street with 71 parking spaces onsite (41 garage spaces and 30 surface spaces). Short-term bicycle parking is provided at the east end of the building adjacent to the main entrance at 114th Street and long-term bicycle storage is provided inside the parking garage. Community amenities include a club room, rooftop terrace, fitness room, rooftop solar, and electric vehicle chargers.
Currently, the project site contains two office buildings with a parking structures at the rear. In 2021, a City inspection revealed significant structural issues with the western parking structure and the structure’s certificate of occupancy was revoked. Surrounding land uses include single-family residential uses to the north and commercial uses to the east, west, and south.
The Plan Commission reviewed the project at the March meeting and recommended approval 6-1. The required public hearing before the Common Council was held April 18, 2023 with one person speaking in support of the project and two people providing comment including a concern about the proposed building setback from the Blue Mound Road property line.
Attached to this report are the development plans. The Plan Commission item is linked.
B. Staff comments
Planning/Zoning Division: This request is contingent upon approval of the zoning map amendment and the certified survey map applications. Filing the certified survey map to combine the two properties is required prior to issuing building permits.
The project meets the objectives for a PUD outlined in WMC 24.05.040.A.2 by accomplishing certain housing goals in the City’s Comprehensive Plan. Specifically, the project adds to the City’s variety of housing types and densities, helps to create a “Complete Neighborhood” along Blue Mound Road by placing residential development adjacent to commercial uses, and serves as a housing option for seniors, young professionals, students, and other residents who cannot afford or do not wish to live in or maintain a single-family home.
The 2022 Wauwatosa vacancy rate for buildings with 4-25 units was 2.5% and for buildings with 26+ units was 2.2%. Given pent up demand from many years where no housing was constructed, the City’s large non-resident workforce population, and continued developer interest in undertaking multi-family projects, demonstrates there remains demand for apartments at varying rent levels, including higher end. Vacancy rates are one of the key statistics the National Association of Home Builders track to judge the health and direction of the housing market. Low vacancy rates are typically interpreted as a sign of tight housing markets, with lower vacancy rates signaling a greater housing shortage, and vice versa for high vacancy rates. While the general perception of property vacancies may be a negative one, vacancy on some level is necessary for a healthy market and economy. Healthy vacancy rates ensure rents remain relatively stable and assist employers in recruiting and retaining workers who can find and afford a place to live in the community. The median rental vacancy rate in the United States has hovered around 7% in recent years and an average vacancy rate between 5-8 % is considered healthy. While there is a low vacancy rate, leasing agencies generally advertise because they want potential tenants to inquire about their residential communities and availability to have a database of prospective clients to contact when units become available.
Building Division: Design Review Board approval required; plan review, building permits and DSPS plan approvals required.
Assessor's Office: Provide detailed costs of any alterations and/or new construction, as well as income and expense information as requested by the Assessor's Office.
City Clerk’s Office: No issues.
Engineering Division: Site plans showing adequate sewer capacity, construction staging information, lighting, and storm water management subject to approval by the Engineering Division.
The proposed development is located near a geographic high point and lower water pressures may exist. Fire and domestic water demand calculations must be submitted prior to Final PUD plan approval. Hydrant tests will be required by the developer and must be coordinated with the Water and Engineering Departments. Fire flow calculations must be in accordance with City Code Section 14.20.080 and NFPA 13.
All existing utilities that will not be re-used for the proposed development must be abandoned at the main.
Fire Department Connections and emergency access is subject to approval by the Fire Department.
Short- and long-term bicycle parking must be clearly identified and quantified to confirm compliance with City Code 24.11.080. Site data table must include number of housing units provided in each building broken down by type (number of 1-bedroom, 2-bedroom, etc.).
The City is currently anticipating pavement and utility construction in N. 115th Street from Blue Mound Road to Underwood Creek Parkway during the summer of 2023. Applicant shall coordinate locations and construction of proposed utilities and drive approach on N. 115th Street with City staff.
Any public sidewalk damaged during construction must be replaced as directed by the Engineering Department and will require a Street Occupancy permit.
A lighting plan must be submitted and adhere to Board of Public Works rules regulating maximum illumination at property lines.
Applicant shall meet all requirements of code chapter 24.12 pertaining to landscaping; including the requirement for a landscape performance guarantee (Section 24.12.070).
The construction staging plan shows public sidewalk closures on the east, south and west sides of the proposed development. If the public sidewalks are proposed to be closed for long term duration, the sidewalk closure is subject to approval by the Board of Public Works. The construction staging plan must be updated to include the crane swing radius. If the crane swing radius encroaches within the public right-of-way, the encroachment is subject to approval by the Board of Public Works. If the crane swing radius encroaches onto adjacent private property, the applicant will be required to work with affect adjacent property owners for crane swing rights and encroachment. The construction staging plan should also identify existing trees and landscaping that are to remain and how those features will be protected during construction. If any existing public street trees are damaged during construction, the applicant will be required to pay a street tree replacement fee. The construction staging plan must identify where contractor parking will be provided. If contractors will utilize public street parking, local parking regulations must be followed.
Engineering compared the number of trips that will be generated by this multi-family proposal and compared it to the existing office space use. The multi-family use generates 20 more trips (10 more in/10 more out) over the course of a weekday. On a peak hour basis, the multi-family generates 20 fewer trips (25 fewer in/5 more out) during the morning peak hour and 15 fewer trips (5 more in/20 fewer out) during the evening peak hour. Staff does not have any concerns about traffic operations with this proposal.
Fire Department: No comments provided.
Health Department: No comments provided.
Police Department: No comments provided.
C. Recommendation
Staff recommends approval subject to:
1. Approval of the CSM and zoning map amendment applications. Filing the CSM prior to issuing building permits.
2. Approval from the Design Review Board is required prior to submitting for Final PUD approval.
3. The final PUD submission shall include a signage plan describing the allowable number and area of signs or confirm that the base sign code will be utilized for this development.
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.
5. Site plans showing adequate sewer capacity, construction staging information, traffic/access improvements, site lighting, bike parking, and storm water management subject to approval by the Engineering Division. An applicant response to all initial Engineering site plan review comments must be received by the Engineering Department prior to Final PUD application submittal.
6. Fire and domestic water demand calculations must be submitted prior filing Final PUD application.
7. Final plans must meet all requirements pertaining to landscaping and screening in WMC 24.12.
8. Filing application for Final PUD approval within 12 months of the date of Preliminary PUD approval.
9. Obtaining all necessary approvals, licenses, and permits.