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RES 2019-0363a - Planning Recs with MapsMRC City of Omaha Planning Department 1819 Farnam Street Suite 1100 Omaha, NE 68183 402-444-5150 Planning.CityofOmaha.org I. GENERAL INFORMATION: Purpose: To replat the property to allow for the construction of four single family residences and two 4-unit townhouse structures. Existing Use(s): Vacant Existing Zoning: R6-PUR Adjacent Land Use(s): Adjacent Zoning North: Single family residential North: R6 South: Townhouse residential and Single family residential (33 Mason South) South: R6-PUR East: Townhouse residential East: R6 West: Single family residential West: R4 Future Land Use Designation(s): Low density residential - Much of the area between Marcy Street and Woolworth Avenue between 30th Street and 36th Street is a mix of low and high-density residential zoning and land use. Maintaining the existing high-density residential zoning designation is supported by the Park Avenue Redevelopment Study; even though some of the current Future Land Use Plan designations for the area are low density residential. Zoning History: C12-15-232 / C11-15-231 - Preliminary and Final Plat approval of 33 Mason North, a minor plat in the city limits, with a waiver of Section 53- 8(4)(a) for Lot Depth and approval of a PUR, approved by City Council on June 14, 2016. C3-15-283 – Approval of the Uptown District TIF Redevelopment Project Plan, approved by City Council on January 12, 2016. C3-10-092 – Approval of a Blighted and Substandard Designation, approved by City Council on August 10, 2010. C3-06-075 – Destination Midtown Area Blighted and Substandard Designation, bound by Dodge Street on the north, Woolworth Avenue on the south, I-480 on the east and 33rd Street on the west. C3-04-179 – Destination Midtown Plan, bound by Cuming St. on the north, Center St. on the south, 24th Street on the east and Saddle Creek Rd. on the west; approved by Council August 17, 2004. Date: September 26, 2018 Case Number: C11-15-231 C12-18-209 Applicant: Uptown Properties, LLC and dba Uptown Urban Dwellings Request: Preliminary and Final Plat approval of 33 MASON NORTH REPLAT 1, a minor plat inside the city limits, with a waiver of Section 53-8(4)(a), Lot depth and Approval of a Major Amendment to a PUR-Planned Unit Redevelopment Overlay District Location: Northwest of 33rd and Mason Streets 33 MASON NORTH REPLAT 1 and Major amendment to a PUR Case Number: C11-15-231, C12-18-209 Page: 2 MRC Applicable Regulations: Any future development of the site is subject to compliance with the R6 District, as well as all other applicable regulations including Section 55- 595 PUR-Planned Unit Redevelopment Overlay District, Section 55- 597(b) - Site development regulations, and the Planning Department’s IRDG - Infill and Redevelopment Design Guidelines. Section 55-595 PUR-Planned Unit Redevelopment Overlay District. The PUR-Planned Unit Redevelopment Overlay District is intended to encourage redevelopment of parcels served by existing infrastructure, by providing flexibility in site design in order to permit project innovation while ensuring compatibility with the surrounding neighborhood. It is further intended to enable implementation of Master Plan goals that promote redevelopment in older areas of the city with complex and often constrained lot conditions Section 55-597(b) - Site development regulations. Site development regulations shall be developed individually for each PUR Overlay District and comply with minimum or maximum standards established for the base district, to the extent feasible. Relief from site development regulations may be allowed to address site constraints, to achieve compatibility with the surrounding neighborhood pursuant to standards for infill development as adopted or amended, or to implement the Master Plan. Additionally, the Planning Department’s IRDG - Infill and Redevelopment Design Guidelines provide supporting design guidelines intended to assess PUR projects. The PUR was reviewed for compliance with these guidelines. It is also further intended to enable implementation of Master Plan goals that promote redevelopment in older areas of the city with complex and often constrained lot conditions by requiring compatible frontage and orientation, parking, effects on the perimeter, design quality, and supplemental conditions. II. SPECIAL INFORMATION: Site Characteristics: The subject site for the plat and PUR Overlay District consists of the proposed Lots 1-12, Outlots A-C. The site is approximately 18,000 square feet in size and located northwest of the 33rd and Mason Street intersection. The site is currently comprised of mostly undeveloped land although construction of the eight townhomes units has started based on the approval of the original plat and PUR plan. The site is currently platted into 12 lots and three outlots with the Mason North subdivision. Development Proposal: To respond to changes in market demands the applicant has submitted a request for adjustments to the plat and PUR plan approved in 2016. The total number of residential units is still proposed to be 12, as approved with the originally approved plat and PUR plan. The proposed modified PUR plan is for four single family homes and two, 4-unit townhouse structures as compared to the approved PUR providing for four single family attached units and two, 4-unit townhouse structures. The units will be accessed from Mason Street via two 16 foot wide public access easements. 33 MASON NORTH REPLAT 1 and Major amendment to a PUR Case Number: C11-15-231, C12-18-209 Page: 3 MRC The request proposes to adjust the location of Outlot A, which serves as the common vehicular access from Mason Street for most of the residential units, by sliding the outlot approximately 14 feet west. The width of Outlot B, along the north property line of the site, is being reduced from approximately 18 feet to five feet and the portion of Outlot A that previously split the four unit single family attached residential structures facing 33rd Street is being eliminated. The changes as a result of these proposed modifications causes the residential lots along 33rd Street to be 14 feet deeper, roughly 1 foot to 8 feet wider and will be constructed as 4 single family homes. The residential lots to the west of Outlot A will be about 7 shallower, 2 feet to 3 feet wider and will be constructed as 2, 4-unit townhouse structures. Public Improvements: Traffic and Circulation – The applicant must address the following: • The applicant must provide for the use, ownership and maintenance of the outlots in the subdivision agreement. • The project must comply with the City’s Infill and Redevelopment Policy for Alternative Lot Access. Sanitary Sewers – Public Works approval of the sewer and alley public improvement plans shall be required prior to the recording of the final plat. Sanitary sewer will be provided as required. Storm Sewers – Storm sewer will be provided as required. Sidewalks – The applicant must provide for sidewalks adjacent to all street frontages in compliance with city code. Sidewalks in disrepair must be replaced and curbside landscaping must be installed and maintained. Utilities: All utilities will be provided to each lot throughout the subdivision as required by city code. Grading and Drainage: The applicant must coordinate with the Public Works Department to develop an acceptable PCSMP (Post Construction Stormwater Management Plan). Land Use and Planning: This development is not permitted outright in the R6 District without multiple Zoning Board of Appeals waivers, but may be allowed under the PUR Overlay District regulations and Infill and Redevelopment Design Guidelines (IRDG). Based on the limitations of the site the applicant is requesting approval of a PUR plan with the following waivers in compliance with the IRDG: • Minimum site area per unit from 5,000 sq. ft. / 2,500 sq. ft. to 1,506 sq. ft. • Minimum lot area from 5,000 sq. ft. / 2,000 sq. ft. to 1,600.1 sq. ft. / 702.3 sq. ft. • Lot width (single family residential) from 50 feet to 29.33 feet – 36.93 feet • Minimum front yard setback from 35 feet to 1.5 feet – 5 feet. • Minimum street side yard setback from 15 feet to 0 feet 33 MASON NORTH REPLAT 1 and Major amendment to a PUR Case Number: C11-15-231, C12-18-209 Page: 4 MRC • Minimum interior side yard setback (townhouse residential) from 10 feet to 2 feet / 5.88 feet. • Minimum rear yard setback from 25 feet to 0 feet The applicant has indicated that the structures comply with the maximum 45 foot height in the R6 district, although the Planning Department is unable to verify compliance based on the plans submitted. The applicant must provide to-scale elevations to document that the buildings do not exceed the maximum 45 foot height allowed as measured by Section 55- 21, Height. The applicant must provide an as-built survey for the building foundations already under construction to ensure that the proposed lot lines are consistent with the locations of the existing foundations. The Lot depth waiver from 100 feet to 23.48 feet / 54.55 feet is acceptable. The proposed subdivision is consistent with Chapter 53 Subdivisions of the Omaha Municipal Code and the City’s Master Plan. III. ANALYSIS: Conditionally, the proposed subdivision complies with the requirements of Chapter 53 Subdivisions of the Omaha Municipal Code and the City’s Master Plan. Generally the PUR plan complies with the applicable Infill and Redevelopment Design Guidelines and is consistent with the City’s Master Plan. IV. RECOMMENDATIONS: Approval of the waiver of Section 53-8(4)(a), Lot depth. Approval of the Preliminary Plat, subject to the following conditions: 1. Provide for the use, ownership and maintenance of the outlots in the subdivision agreement. 2. Public Works approval of the sewer and alley public improvement plans shall be required prior to the recording of the final plat. 3. Comply with the City’s Infill and Redevelopment Policy for Alternative Lot Access. 4. Provide for sidewalks adjacent to all street frontages in compliance with city code, including sidewalks in disrepair must be replaced and curbside landscaping must be installed and maintained. 5. The applicant must coordinate with the Public Works Department to develop an acceptable PCSMP. 6. Provide an as-built survey for the building foundations already under construction. Approval of the Final Plat, subject to the conditions of Preliminary Plat approval and submittal of an acceptable final subdivision agreement prior to forwarding the request to City Council for final action. Approval of the PUR, subject to the submittal of final acceptable site, elevation and landscape plans, prior to forwarding to the City Council. 33 MASON NORTH REPLAT 1 and Major amendment to a PUR Case Number: C11-15-231, C12-18-209 Page: 5 MRC V. ATTACHMENTS: 885 Review Plat PUR site and elevation plans MRC 55-885 Project Review Date: September 26, 2018 Case Number: C11-15-231 Project Name: 33 Mason North Replat 1 - PUR Location: NW of 33rd and Mason Streets Zoning: R6-Low Density Multiple-Family Residential District with PUR overlay PUR Mixed Use Conditional Use Special Use Reviewed by: MRC CRITERIA GUIDELINES COMMENTS: 1. Land Use Compatibility: a. Development Density Site area per unit, Floor Area Ratio, and/or Intensity Rating should be similar to surrounding uses if not separated by major manmade or natural features. Required: 5,000 / 2,500 sq ft/unit Provided: 1,506 sq ft/ unit Lot size required: 5,000 / 2,000 sq. ft. Lot size provided: 702.3 – 1,600.1 sq. ft. 2. Height and Scale: a. Height and Bulk Development should minimize differences in height and building size from surrounding structures. Substantial differences must be justified by urban design considerations. Acceptable – 45 feet maximum b. Setbacks Development should respect pre- existing setback lines in surrounding areas. Variations must be justified by significant site features or operating characteristics. Required front setback: 35 feet Provided front setback: 1.5-5 feet Required street side setback: 15 feet Provided street side setback: 0 feet Required interior side setbacks: 10/5 feet Provided interior side setbacks: 2/5.88 ft Required rear yard setbacks: 25 feet Provided rear yard setbacks: 0 feet c. Building Coverage When possible, building coverage should be similar to that displayed in surrounding areas. Higher coverage should be mitigated by landscaping or other site amenities. Acceptable 3. Site Development: a. Frontage Generally, a project’s frontage along a street or private way should be similar to its lot width. Acceptable b. Parking/ Internal Circulation 1. Parking and circulation should serve all structures with minimal vehicular and pedestrian conflicts. 2. All structures must be readily accessible to public safety vehicles. 3. Development must have access to adjacent public streets or private ways. Internal circulation should distribute traffic to minimize congestion at access points. Acceptable c. Landscaping Landscaped areas should be planned as an integral part of the development, providing street landscaping and buffering, and 33 MASON NORTH REPLAT 1 and Major amendment to a PUR Case Number: C11-15-231, C12-18-209 Page: 7 MRC dividing otherwise unbroken paved areas. Parts of a site with steep slopes, wooded areas, and natural drainage ways should be preserved. 4. Building Design: Architectural design and building materials should be compatible with surrounding areas if located adjacent to landmark districts or in highly visible locations. Acceptable - in compliance with the Urban Design regulations 5. Operating Characteristics: a. Traffic Capacity Projects should not materially reduce the exiting level of service on adjacent streets. Projects will be required to make street improvements and/or dedicated right-of-way to mitigate negative effects. Acceptable b. External Traffic Effects Project design should direct non- residential traffic away from residential areas. Acceptable c. External Effects Projects with long operating hours must minimize effects on surrounding residential areas. Acceptable d. Outside Storage If permitted, outside storage areas must be screened from adjacent streets and less intensive zoning districts and uses. No outdoor storage is allowed 6. Public Facilities a. Sewage Disposal Development within 500 feet of a public sanitary sewer must connect to the public sewer system. If permitted, individual systems must not adversely affect public health, safety, or welfare. Acceptable b. Sanitary Sewer Capacity Sanitary sewer must have adequate capacity to serve development. Acceptable c. Storm Water Management 1. Development design should handle storm water without overloading or substantially diminishing capacity of public storm sewer system. 2. Development should not inhibit development of other properties. 3. Development should not increase probability of erosion, flooding, landslides, or other endangerment to surrounding properties. Compliance with all stormwater ordinances and policies is required. Specifically, provision of no net increase in stormwater runoff and treatment of the first ½ inch of stormwater for water quality. d. Utilities Project must provide evidence of utility service to the site. Public utility services are available 7. Comprehensive Plan Projects should be consistent with the comprehensive plan of the City of Omaha and should minimize adverse economic effects on surrounding properties. Acceptable SUBJECT AREA IS SHADED - OCTOBER 2018 R6 R4 R4 R4 R6 R6 R4 R4 R6 R4 R4 R7 GI-ACI-1(PL) R4-ACI-1(PL) R4 R6 - PUR R6 - PUR Turner BlvdT u r n e r B lv d Ma s on St Marcy St S 33rd St±0 300 Feet 12CASE:C11-15-231,C12-18-209APPLICANT:Uptown Properties, LLC and DBA Uptown Urban DwellingsREQUEST:Preliminary and Final Plat approval of 33 MASON NORTH REPLAT 1, a minor platinside the city limits, with a waiver of Section 53-8(4)(a), Lot depth and Approval of a MajorAmendment to a PUR-Planned Unit Redevelopment Overlay DistrictLOCATION:Northwest of 33rd and Mason Streets