Title/Recommendation
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Request by Jonathan Ward, Altius Building Company, for Planned Unit Development final plans at 11400 W. Blue Mound Road for a multi-unit building
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Memo Body
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A. Background/Options
The applicant is requesting approval of a final plans for a 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 of 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 as one way from 115th Street to 114th Street based upon public feedback. There are 68 parking spaces onsite (41 garage spaces and 27 surface spaces). Short-term bicycle parking is provided at the east end of the building adjacent to the main entrance at 114th Sreet 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.
Final plans are reviewed for compliance with conditions placed on the preliminary plans that were approved May 2, 2023. The resolution is attached. New conditions are not appropriate at this stage. The applicant included a narrative and/or documentation addressing the conditions as part of the application materials that is included in the packet. Some 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. Related to this, the CSM must be recorded prior to issuing building permits is included as a final approval condition.
2. Approval from the Design Review Board is required prior to submitting for Final PUD approval.
Status: Complete.
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.
Status: Complete. Applicant indicated the base sign code will be followed.
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: Complete. However, the Assessor's may request updated information after construction. Included as a final approval condition.
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.
Status: Initial response received. Retain as final approval condition as plans are not fully approved.
6. Fire and domestic water demand calculations must be submitted prior filing Final PUD application.
Status: Complete. Required pressure is insufficient. Retain as final approval condition.
7. Final plans must meet all requirements pertaining to landscaping and screening in WMC 24.12.
Status: Complete.
8. Filing application for Final PUD approval within 12 months of the date of Preliminary PUD approval.
Status: Complete. Related to this, per 24.16.050.D, the final PUD approval will lapse if the development has not commenced with in 12 months of the approval. Added as a final approval condition.
9. Obtaining all necessary approvals, licenses, and permits.
Status: Final approval condition.
B. Staff comments
Planning/Zoning Division: No issues.
Building Division: Plan review, all applicable 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, traffic/access improvements, site lighting, bike parking, and storm water management subject to approval by the Engineering Division. Engineering received a response to initial site plan review comments on May 17th.
Engineering received fire flow calculations from the applicant on May 19th. The calculations show that the required pressure is short by 1 psi. The applicant is encouraged to continue working with staff to discuss structural options to reduce demand and additional testing as needed to further define existing water supply. Approval of the fire flow calculations is required prior to final site plan approval.
Pavement and utility construction in N. 115th Street from Bluemound Road to Underwood Creek Parkway will occur during the summer of 2023. Applicant shall continue to coordinate locations and construction of proposed utilities and drive approach on N. 115th Street with City staff.
Any long term proposed sidewalk closures and crane swing encroachment within the public right-of-way is subject to approval by the Board of Public Works.
Fire Department: Applicable codes must be followed.
Health Department: No issues.
Police Department: No issues.
C. Recommendation
Staff recommends approval subject to:
1. CSM must be recorded prior to issuing building permits.
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. 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 prior to issuing building permits.
4. Approval of the fire flow calculations is required prior to final site plan approval.
5. 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.
6. Obtaining all necessary approvals, licenses, and permits.