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HomeMy WebLinkAboutVIII-B-01 Resolution - Vermillion Shores City Council Memorandum To: Mayor Hicks & City Councilmembers From: John Hinzman, Community Development Director Date: August 20, 2018 Item: Resolution: Variance, SUP, & Site Plan – Vermillion Shores Apartment – 950 31st Street W Council Action Requested: Consider the following actions related to construction of a 60 unit apartment building to be located at 950 West 31st Street as requested by WAI Continuum on property owned by Siewert Construction Company: 1. Variance to the 35’ maximum height of structures in a Shoreland Overlay District. 2. Special Use Permit (SUP) for a multiple-family residential dwelling in a Shoreland Overlay District. 3. Site Plan for a 60 unit apartment building. Approval of the Variance and Special Use Permit require support of six of seven councilmembers. The Site Plan requires a simple majority. Background Information: The applicant is proposing phase II of the Vermillion Shores Apartments. Phase I was built across the street with 36 units in 2008. About half of the building is within the SOD (Shoreland Overlay District), which extends 300-feet from the Vermillion River. The SOD has some specific requirements related to Height and SUP for multiple family dwellings of more than 5-units. Advisory Commission Discussion: The Planning Commission voted 6-0 to recommend approval of the actions at the August 13, 2018 meeting. During the public meeting, one resident spoke with concerns of traffic at the 31st Street and County Road 47 intersection. Commission discussed traffic generation, future apartment buildings, parking, and purpose of the Shoreland Ordinance. Council Committee Discussion: N\A Attachments: • Resolution – Variance to 35’ Shoreland Height Limit • Resolution – Special Use Permit – Multiple Family Residential Building • Resolution – Site Plan • Planning Commission Staff Report – August 13, 2018 VII-B-01 HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING APPROVAL OF A VARIANCE TO HASTINGS CITY CODE CHAPTER 153.05, SUBDIVISION B.3 – SHORELAND ORDINANCE BUILDING HEIGHT FOR VERMILLION SHORES PHASE II APARTMENT BUILDING – 950 WEST 31ST STREET Council member _______________________ introduced the following Resolution and ___________________ moved its adoption: WHEREAS, WAI Continuum has petitioned for a variance to City Code Chapter 153.05, Subd. B.3 – Shoreland Ordinance – 35 foot Building Height to construct a +/- 59.5 foot apartment building on property owned by Siewert Construction Company generally located at 950 West 31st Street, legally described as Lot 1, Block 8, RIVERWOOD 7TH ADDITION, Dakota County, Minnesota; and WHEREAS, on August 13, 2018, a public hearing was held before the Planning Commission of the City of Hastings, serving as the Zoning Board of Adjustment and Appeals as required by state law, city charter, and city ordinance; and WHEREAS the Planning Commission recommended approval of the request to the City Council, subject to the findings of fact contained in this resolution; and WHEREAS The City Council has reviewed the request and concurs with the recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the variance as presented to the City Council subject to the following findings of fact: 1) The height of the building is consistent with long term plans for development that predate adoption of the Shoreland Ordinance. 2) Adhering to the maximum height would enlarge the building footprint and violate maximum impervious surface coverage. 3) The proposed height is consistent with the underlying R-3 Zoning District. BE IT FURTHER RESOLVED, that a copy of the Resolution shall be forwarded to the Minnesota Department of Natural Resources. VII-B-01 Council member __________________ moved a second to this resolution and upon being put to a vote adopted by _____ present. Ayes: ____ Nays: _____ Absent: ______ ATTEST: _______________________________ Paul J. Hicks Mayor _______________________________ Julie Flaten City Clerk I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 20th of August, 2018, as disclosed by the records of the City of Hastings on file and of record in the office. _______________________________ Julie Flaten City Clerk (SEAL) This instrument drafted by: City of Hastings (JH) 101 East 4th Street Hastings, Minnesota 55033 VII-B-01 HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING APPROVAL OF A SPECIAL USE PERMIT TO ALLOW A MULTIPLE FAMILY BUILDING CONTAINING FIVE OR MORE UNITS IN THE SHORELAND DISTRICT FOR VERMILLION SHORES PHASE II APARTMENT BUILDING – 950 WEST 31ST STREET Council member _______________________ introduced the following Resolution and ___________________ moved its adoption: WHEREAS, WAI Continuum has petitioned for a Special Use Permit to allow a multiple family building containing five or more units within the Shoreland District, pursuant to City Code Chapter 153.05, Subd. A.4.d. The 60 unit apartment building would be located on property owned by Siewert Construction Company generally located at 950 West 31st Street, legally described as Lot 1, Block 8, RIVERWOOD 7TH ADDITION, Dakota County, Minnesota; and WHEREAS, on August 13, 2018, a public hearing was held before the Planning Commission of the City of Hastings, serving as the Zoning Board of Adjustment and Appeals as required by state law, city charter, and city ordinance; and WHEREAS the Planning Commission recommended approval of the request to the City Council, subject to the conditions in this resolution; and WHEREAS The City Council has reviewed the request and concurs with the recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the special use permit as presented to the City Council subject to the conditions: 1) Conformance with the plans submitted with the City Council Staff Report dated August 20, 2018. 2) Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. VII-B-01 BE IT FURTHER RESOLVED, that a copy of the Resolution shall be forwarded to the Minnesota Department of Natural Resources. Council member __________________ moved a second to this resolution and upon being put to a vote adopted by _____ present. Ayes: ____ Nays: _____ Absent: ______ ATTEST: _______________________________ Paul J. Hicks Mayor _______________________________ Julie Flaten City Clerk I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 20th of August, 2018, as disclosed by the records of the City of Hastings on file and of record in the office. _______________________________ Julie Flaten City Clerk (SEAL) This instrument drafted by: City of Hastings (JH) 101 East 4th Street Hastings, Minnesota 55033 VII-B-01 HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING SITE PLAN APPROVAL FOR CONSTRUCTION OF VERMILLION SHORES PHASE II, A 60 UNIT APARTMENT BUILDING LOCATED AT 950 WEST 31ST STREET Council member _______________________ introduced the following Resolution and ___________________ moved its adoption: WHEREAS, WAI Continuum has petitioned for Site Plan Approval to allow construction of a 60 unit apartment building on property owned by Siewert Construction Company generally located at 950 West 31st Street, legally described as Lot 1, Block 8, RIVERWOOD 7TH ADDITION, Dakota County, Minnesota; and WHEREAS, on August 13, 2018, review was conducted before the Planning Commission of the City of Hastings as required by state law, city charter, and city ordinance; and WHEREAS the Planning Commission recommended approval of the request to the City Council, subject to the conditions contained in this resolution; and WHEREAS The City Council has reviewed the request and concurs with the recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the special use permit as presented to the City Council subject to the conditions: 1) Conformance with the City Council Staff Report and plans dated August 20, 2018. 2) All disturbed areas on the property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 3) Any uncompleted site work must be escrowed at 125 percent of the estimated value prior to issuance of a certificate of occupancy. 4) The perimeter of the site must have erosion control, as approved by the City Engineering Department. 5) The City Engineering Department must approve any required drainage plan. 6) Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. VII-B-01 Council member __________________ moved a second to this resolution and upon being put to a vote adopted by _____ present. Ayes: ____ Nays: _____ Absent: ______ ATTEST: _______________________________ Paul J. Hicks Mayor _______________________________ Julie Flaten City Clerk I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 20th of August, 2018, as disclosed by the records of the City of Hastings on file and of record in the office. _______________________________ Julie Flaten City Clerk (SEAL) This instrument drafted by: City of Hastings (JH) 101 East 4th Street Hastings, Minnesota 55033 VII-B-01 To: Planning Commission From: Justin Fortney, City Planner Date: August 13, 2018 Item: Special Use Permit, Site Plan, Height Variance – 2018-34 – Vermillion Shores Apartments Phase II – 950 31st Street West Planning Commission Action Requested: The Planning Commission is asked to review the following proposals and make a recommendation to the City Council. 1. Special Use Permit for a multiple-family residential dwelling in a Shoreland Overlay District. 2. Site Plan for a 60 unit apartment building. 3. Variance to the 35’ maximum height of structures in a Shoreland Overlay District. Background Information: The applicant is proposing phase II of the Vermillion Shores Apartments. Phase I was built across the street with 36 units in 2008. About half of the building is within the SOD (Shoreland Overlay District), which extends 300- feet from the Vermillion River. The SOD has some specific requirements related to Height and SUP for multiple family dwellings of more than 5-units. Comprehensive Plan Classification The 2030 Comprehensive Plan designates this area as Medium Density Residential. Zoning Classification The subject property is zoned R-3 PRD (Medium Density Residence, Planned Residential Development). The Riverwood PRD was created in the 1980’s and identified the northwest portion of 31st Street West to allow for higher densities for apartments. Adjacent Zoning and Land Use Direction Existing Use Zoning Comp Plan North Residential, large lot R-1 Low-D Res. East Park, Flood, Verm. River Floodway Floodplain South Vacant land R-3, PRD Medium-D Res. West Apartment R-3, PRD Medium-D Res. Planning Commission Memorandum VII-B-01 SUP REVIEW A portion of this property is within the Shoreland Overlay district due to its proximity to the Vermillion River. The overlay district requires that multi family structures receive Special Use Permit approval. SUP review allows for determining if any special conditions should be required to assure that the use does not adversely affect the surrounding area. The subject property is much larger than necessary for even this large 60 unit building. Some of the site is not even proposed for grading, due to it falling out of the extent of development. The site does not directly abut the Vermillion River due to a city trail corridor. Impervious surfacing has been reduce by including half of the required parking within the structure. Staff has not identified any additional conditions that should be included with approval of a SUP. SITE PLAN REVIEW Access and parking There are two driveways. One is located across from the phase I driveway and the other has been held back from the Highway 46/ 31st St W Intersection. There is an existing multi-use path on the other side of 31st Street W and a concrete sidewalk adjacent to the subject property. There are 120 parking spaces required with two being required for each unit. 126 are proposed with half being located on the ground level of the building. Lighting The photometric plan shows acceptable residential light limits at the front property line along the parking lot and zero foot-candles at all the other boundaries. Setbacks The setbacks for the building appear adequate. The front corner of the angled building is about 90-feet closer to the road than the phase I building across the street. The closest proposed comer is about 53-feet from the front property line. All other setbacks are greater on the proposed building than the existing. The southern front elevation is over 200-feet from the front property line. Landscaping Plan The site was graded about 15 years ago. Since that time there have been a variety of volunteer trees that have sprung up. There are some Black locust trees that have gotten fairly large in that time due to their fast growing nature, but most are malformed because they have been crowded and not pruned. The landscaping plan shows a 10-foot wide landscape strip between the driveway and property line along 31st St W. 42 trees are required based on the grading limits perimeter, VII-B-01 impervious coverage, and removal of some borderline significant trees. Fifty shrubs are required based on project perimeter and 400 are proposed. Design Standards The building exterior utilizes several different materials, including vinyl lap siding, vinyl shake siding, architectural precast panels, glass, rock faced block, and brick. Multifamily dwellings requires 25% of both one and two materials for principal elevations. They are a little short at about 23% for the front elevation including the trash enclosure and 8% & 18% on the north two elevations from the class I requirement of. However, they do propose to include 19% class I and 30% Class II on the rear which does not require it, which is visible from a multi-use path. Staff is supportive of this substitution. VARIANCE REVIEW The Shoreland Overlay District requires a maximum height of 35-feet for structures within the overlay. Structures in the downtown are allowed to be taller due to their preexistence. The height of the proposed structure is 59.5-feet tall from average adjacent grade to roof peak. The 36 unit apartment across the street is the same height. Below is a list of variance requirements that must be satisfied prior to approval of a variance with the findings summarized below each item: • Evidence that practical difficulties in complying with the regulations exist o The city and developer made the agreement to allow this scale of development on this property prior to the City adopting the Shoreland Overlay District. o Cutting the building height in half would more than double the lot coverage, thereby cause other Shoreland Overlay impacts and drainage implications. • Circumstances relating to these difficulties may not have been created by the landowner. o The property owner did not cause the creation of the Shoreland Overly District. • The variance may not alter the essential character of the locality o The character of the area will remain unchanged, the building will be in line with the existing scale of approved development in this section of 31st Street W. Notification Immediate neighbors were notified of the request and no comments have been received. The DNR was notified of the SUP and height variance and responded that they had no comments relating to those requests. Recommended Action: Approval of the site plan, subject to the following conditions: 1) Conformance with the Planning Commission Staff Report and plans dated August 13, 2018. VII-B-01 2) All disturbed areas on the property shall be stabilized with rooting vegetative cover to eliminate erosion problems. 3) Any uncompleted site work must be escrowed at 125 percent of the estimated value prior to issuance of a certificate of occupancy. 4) The perimeter of the site must have erosion control, as approved by the City Engineering Department. 5) The City Engineering Department must approve any required drainage plan. 6) Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. Attachments: • Aerial Photograph • Photographs • Site Plans VII-B-01 No grading planned in easement area or in rear of site VII-B-01 Typical of most Black Locust trees on site Front angled towards 36th St W Back facing Highway 46 VII-B-01 Facing 31st St W Ends Rear VII-B-01 Shoreland Overlay District and proposal VII-B-01 VII-B-01 U P U P U P P R O P O S E D 4 S T O R Y P R E - C A S T C O N C R E T E ( 1 S T F L O O R O N L Y ) & W O O D F R A M E D B U I L D I N G F F E 1 s t = 7 9 6 ' ( 1 0 0 ' - 0 " R E F . E L E V ) 4 7 7 8 8 1 2 9 E X I T E X I T E X I T E X I T P R O P E R T Y L I N E E A S E M E N T E A S E M E N T P R O P E R T Y L I N E P R O P E R T Y L I N E E X I S T I N G D R A I N A G E S W A L E P R O P E R T Y L I N E B U I L D I N G S E T - B A C K 6 3 T O T A L P A R K I N G S T A L L S ( 3 A C C . + 6 0 ) 1 0 7 ' - 0 " 1 2 S P A C E S @ 9 ' - 0 " E A . 7 ' - 4 " 2 4 ' - 0 " 2 7 ' - 7 " 1 8 ' - 0 " 5 ' - 6 " 2 4 ' - 0 " 1 1 ' - 0 " 7 2 ' - 0 " 8 S T A L L S @ 9 ' - 0 " E A 1 1 ' - 0 " 8 1 ' - 0 " 9 S P A C E S @ 9 ' - 0 " E A 1 8 ' - 0 " 2 4 ' - 0 " 1 8 ' - 0 " 1 8 ' - 0 " 2 4 ' - 0 " 1 8 ' - 0 " 1 8 ' - 0 " 2 4 ' - 0 " 1 8 ' - 0 " 2 1 ' - 1 0 " 2 4 ' - 0 " 9 2 ' - 2 " 2 4 ' - 0 " 2 4 ' - 0 " 1 0 ' - 0 " 9 ' - 0 " 9 ' - 0 " 9 ' - 0 " 4 ' - 4 " 9 ' - 0 " 9 ' - 0 " 9 ' - 8 " 5 ' - 0 " 6 3 ' - 0 " 7 S P A C E S @ 9 ' - 0 " E A 3 6 ' - 0 " 4 S P A C E S @ 9 ' - 0 " E A 1 0 ' - 6 " 2 2 ' - 0 " 2 2 ' - 0 " O H V E H I C L E D O O R OH V E H I C L E DOO R 1 1 1 ' - 2 " 5 ' - 0 " T Y P . R3 0 ' - 0 " R 3 0 ' - 0 " R 3 0 ' - 0 " R 3 0 ' - 0 " 2 1 ' - 1 " 1 7 ' - 0 " 2 4 ' - 0 " 5 ' - 6 " +/- 1 1 3 ' - 9 " + / - 4 5 ' - 1 " + / - 5 2 ' - 1 0 " +/- 135'-2" 5 ' - 0 " T Y P . 19'-0" 12'-0" R30'-0" R 1 5 ' - 0 " R15'- 0 " R 1 5 ' - 0 " 1 1 1 2 3 2 T Y P 2 T Y P 2 T Y P 2 T Y P 2 T Y P 2 T Y P 2 T Y P 4 T Y P 5 T Y P 1 1 A 0 6 0 1 0 2 1 1 2 T Y P O F 6 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 T Y P O F 6 1 1 2 2 0 8 8 1 5 T Y P 1 8 T Y P O F 5 T H I S S I D E 1 8 T Y P O F 3 T H I S S I D E 1 8 T Y P O F 4 T H I S S I D E 1 8 T Y P O F 4 T H I S S I D E 1 S T L E V E L E N C L O S E D P A R K I N G : 6 2 T O T A L P A R K I N G S T A L L S ( 2 A C C . + 6 0 ) 2 2 2 2 2 2 2 2 1 9 1 9 1 9 1 9 2 4 2 3 2 4 2 3 6 ' - 0 " 4 5 ' - 0 " 5 S P A C E S @ 9 ' - 0 " E A 5 1 2 ' - 0 " 22'-0" 29'-0" R8'-0" 1 2 T Y P O F 4 O H W L S E T B A C K 1 2 1 2 1 2 1 2 1 2 1 2 2 3 B A 2 0 1 2 3 A A 2 0 1 2 3 C A 2 0 1 NOTE: NOT ALL KEYNOTES ARE USEDCONCRETE WALK (SEE CIVIL)1CONCRETE CURB & GUTTER (SEE CIVIL)2ACCESSIBLE SIDEWALK CURB RAMP w/TACTILEWARNING STRIP3PAINTED PARKING STRIPING4PAINTED ACCESSIBLE PARKING SYMBOL5ACCESSIBLE PARKING SIGNAGE6VAN ACCESSIBLE PARKING SIGNAGE7CONCRETE APRON (SEE CIVIL)8BITUMINOUS PAVEMENT (SEE CIVIL)9TRASH ENCLOSURE (SEE PLAN 11/A060)10EIGHT-BAY STORAGE GARAGE (SEE PLAN XX/A060)11NEW TREE (SEE LANSCAPING PLAN)12 NEW TRANSFORMER AND PAD (SEE CIVIL AND ELEC)13MONUMENTAL SIGN14BITUMINOUS WALK WAY15PAINTED ACCESSIBLE PARKING AISLE16NEW HYDRANT (SEE CIVIL)17ROCK-FACED LANDSCAPE BLOCK PLANTER -SEE SHEET A20118LANDSCAPED PARKING ISLAND19DRAINAGE AREA (SEE CIVIL)20FIRE DEPARTMENT CONNECTION21POLE MOUNTED LIGHT FIXTURE (SHOWN FORREFERENCE ONLY, CONFIRM WITH ELEC)22POST MOUNTED KEY FOB RECEIVER BOX (SHOWN FORREFERENCE ONLY, CONFIRM WITH ELEC.)23CLEARANCE HEIGHT BAR (SEE CIVIL FOR MOUNTINGHEIGHT AND LOCATION)24 7'-4" T.O. MAS 6'-8" P A D - L O C K B R A C K E T A N D H A S P 8"4'-0"8" 6'-0" TYP. 2 ' - 0 " 8 ' - 0 " 2 ' - 0 " 8 ' - 0 " 2 ' - 0 " C A N E P O L E T Y P E G A T E P I N S " T R E X " B O A R D S O R E Q . 2 X 4 T S G A T E S U B - F R A M E B E H N D 6 " S T L . B O L L A R D w / P I P E S L E E V E T Y P E G A T E H I N G E S T . O . C O N C . S L A B B E L O W S O L D I E R C O U R S E P R E - F I N M T L C A P F L A S H ' G L I N E O F B O L L A R D B E Y O N D T . O . C O N C . S L A B B E L O W T H I C K E N E D S L A B E D G E , T Y P . F A C E B R I C K O N 8 " N O M . C M U W A L L , T Y P . 6 " C O N C F I L L E D P I P E B O L L A R D - P A I N T , T Y P . G R A D E G R A D E G R A D E A S I D E E L E V A T I O N B R E A R E L E V A T I O N B F R O N T E L E V A T I O N 11'-4"1'-0"1'-0"20'-0"1'-0"1'-0"3'-3"2'-6"2'-6"3'-6"2'-6"2'-6"3'-3"1'-4"1'-0"1'-0"18'-0"1'-0"16'-8 1/2"EQ.EQ.10"EQUALEQUAL6" CONC.FILLEDBOLLARD CL10"1'-0"6" CONC.FILLEDBOLLARD6" CONC.FILLEDBOLLARD,TYP OF 6 DUMPSTER(TRASH) DUMPSTER(RECYC)T.S. GATEw/TREXBOARDS ONSTL BOLLARD3BA0603AA0603AA060 3CA060 A4313'-4"BRICKF.F.E.1ST FLOOR100'-00"F.F.E.2ND FLOOR110'-10"4"5'-9 3/8"378"1'-034"CMU EXTERIORPRECAST WALL BALCONY &RAILING ABOVEDECORATIVERETAINING WALLBLOCK 1"TYP.1'-0"2"2'-0" A 0 6 0 A R C H I T E C T U R A L S I T E P L A N A060 22ARCHITECTURAL SIT E P L A N 1" = 30'A060 6TYPICAL SECTION @ PLANTER BOX1/2" = 1'-0" N O R T H Project D r a w n b y C h e c k e d b y D a t e Drawing Number Copyright © by WAI Continuum K e y P l a n 3 1 s t S t r e e t & C O . R D . 4 6 H a s t i n g s , M N 5 5 0 3 3 C o n s u l t a n t s 2 0 1 8 A R E A " A " A R E A " B " V E R M I L L I O N S H O R E S A P A R T M E N T S P H A S E I I A060 11ENLARGED PLAN AT TRASH ENCLOSURE3/16" = 1'-0"A060 16SITE ZONING ANALYSISNO SCALEA06021SITE PLAN KEY NOTESNO SCALE A 0 6 0 3 T R A S H E N C L O S U R E E L E V A T I O N S 3 / 1 6 " = 1 ' - 0 " ZONING CODE ANALYSIS:BUILDING LOCATION:31st STREET AND COUNTY 46HASTINGS, MINNESOTAAPPLICABLE CODE:TITLE XV: LAND USAGE;CHAPTER 155: ZONING CODE CITY OF HASTINGS,MINNESOTADESCRIPTION OF PROJECT:a.NEW 60 UNIT MULTI-FAMILY APARTMENT BUILDINGb.4 STORY "PODIUM " TYPE BUILDING: 1st LEVEL =PRECAST CONC. ENCLOSED PARKING STRUCTURE(CONST TYPE IIB)/ 2nd THROUGH 4th LEVEL = WOODFRAMED STRUCTURE (CONST TYPE VA)PROPOSED BUILDING AREA:FOOTPRINT (1st LEVEL ENCLOSED PARKINGAREA):+/-27,000 GSFTOTAL BUILDING GROSS FLOOR AREA (4 LEVELS):+/- 103,140 GSFBUILDING HEIGHT:+/- 59'-6 1/2" FROM FFE 1st (AVERAGE LEVELOF GRADE) TO T.O. ROOF RIDGELOT AREA:5.4 ACRES (233,859 SF)ZONING:R-3 PRD "MEDIUM-HIGH DENSITY RESIDENCE"MULTIPLE-FAMILY DWELLING (PERMITTEDAS PART OF PRD PER PARA 155.24)SET BACK REQUIREMENTS: (TABLE 155.50)FRONT: 20 FEETINTERIOR SIDE: 7 FEET + 6" PER 12" OVER 25' IN HEIGHT = 24.5 FEETCORNER: 10 FEETREAR: 20 FEETOFF -STREET PARKING:2 SPACES PER DWELLING UNIT REQUIRED60 UNITS = 120 SPACES REQUIRED126 SPACES PROVIDED63 SPACES ON SURFACE LOT63 SPACES IN ENCLOSED PARKING5 TOTAL ACCESSIBLE SPACES REQUIRED (TABLE 1106.1 2015 MSBC)5 ACCESSIBLE SPACES PROVIDED3 SPACES ON SURFACE LOT2 SPACE IN ENCLOSED PARKING A060 2NOT USED1/4" = 1'-0" V I I - B - 0 1