To: Plan Commission From: Justin Lyons, Planner Date: August 10, 2017 Re: E. Bennett Street (Lots ) Rezoning Discussion

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1 To: Plan Commission From: Justin Lyons, Planner Date: August 10, 2017 Re: E. Bennett Street (Lots ) Rezoning Discussion Krieger Klatt Architects had preliminary discussions with staff regarding the redevelopment of lots on E. Bennett Street. The R-1 (Single-Family Residential) zoned properties are located between Wanda and West End Streets, just north of the OS (Office/Service) zoned commercial buildings on E. Eight Mile Road. The applicant is proposing to upgrade the site with two condominium buildings containing 8 units, porches, outdoor amenities, and landscaping. The site would require 14 off-street parking spaces, which are proposed to be on-site between surface parking and attached garages on the rear of the property. Design for the project has not been completed, due to multiple family dwellings not being permitted in the R-1 district. The applicants are proposing to combine the parcels and rezone the properties to R-3 (Single/Multiple-Family Residential). Conversations with staff included the site circulation, adjacent development, parking, and landscaping. The applicant hoped to discuss the project with the Planning Commission before submitting formal site plans for review. The Planning Commission and staff have engaged in numerous discussions regarding appropriate land uses at this corner of the City over the years. As a guide, the Future Land Use Map recommends Traditional Residential at this site with Commercial/Office designation for the commercial buildings south of the site. The Planning Commission may want to consider rezoning to R-3 as the other zoning districts across the City typically have R-2 or R-3 zoned property between commercial districts and R-1 districts. Multiple-family dwellings also align with the Master Plan goals to provide a variety of housing types. Please see the attached concept site plan and letter for further details of the project. ATTACHMENTS: Concept Site Plan Project Letter

2 Mr. Justin Lyons Planner The City of Ferndale 300 East Nine Mile Road Ferndale, MI Re: E. Bennett St. (Lots ) Proposed Condominium Development Mr. Lyons, We are proposing a new multi-family condominium project located at E. Bennett Street (Lots ). The site is located near the northwest corner of West Eight Mile Road and West End Street. It contains 19,350 square feet and is composed of Lots 98, 99, 100, 101, 102, & 103. This site is predominately vacant except for a residential garage structure that we are proposing to demolish. All lots are currently zoned R-1, single family residential. This project will require us to combine the parcels and re-zone them to R-3, single/multiple-family residential. The proposed development consists of two identical buildings that will be separated by a small, landscaped, green space. The buildings will be two stories in height and contain 4 units each for a total of 8. We are proposing to construct a garage space below each building which will allow each unit one covered space. We are proposing 6 additional on-site spaces located along the western lot line to meet the off-street parking requirements of the Ferndale Zoning Ordinance. The exterior has not been designed, but we propose to complement the local neighborhood in scale and height. The site will contain ample green space and landscape elements to screen the off-street parking areas. The proposed development consists of the following: 1. Two individual buildings containing a total of 8 condominium units. Building 1 Size: 3,611 square feet +/- (Footprint) Number of Floors: 2 Number of Units: 4 Building Height: The exact height has not been determined, but will not exceed the ordinance regulations Krieger Klatt Architects Inc East 11 Mile Road Royal Oak MI P F

3 Building 2 Size: 3,611 square feet +/- (Footprint) Number of Floors: 2 Number of Units: 4 Building Height: The exact height has not been determined, but will not exceed the ordinance regulations 2. Proposed Off-Street Parking o 14 total proposed parking spaces 8 spaces within the main level covered parking 6 spaces on site We feel the re-zoning of this property is appropriate for the following reasons: The proposed plan will help the economic viability of Ford Heights o It will involve removing the garage that is an eyesore and potential liability from the vacant lots. o It will develop a large tract of vacant land that currently sits unused. o It will increase the taxable basis of the vacant property. The proposed plan will have a contemporary design that modernizes the neighborhood while maintaining harmony with its existing character. o The proposed plan should increase the value of the current homes in the area. o E. Bennett Street already includes interspersed homes that deviate from the Master Plan. The proposed plan will complete the development of E. Bennett Street, which currently includes a row of newer two-story homes. Along with the current two-story homes, the proposed plan will add residences that will serve as a buffer between the commercial properties located on busy 8 mile road and the Ford Heights subdivision that lies north. The proposed plan is conscious of the vision of Ferndale and seeks to include green space while optimizing the space of the vacant lots. The proposed plan utilizes the space efficiently to add housing inventory to Ferndale during a time of growth, and providing Ferndale with helpful missing middle multi-family housing. Krieger Klatt Architects Inc East 11 Mile Road Royal Oak MI P F

4 The propose plan attempts to mimic other successful Ferndale developments currently in progress. Likewise, the propose plan is being designed by architects that are familiar with Ferndale and the vision set out in the Master Plan. The enclosed presentation includes an overview of the surrounding area, our proposed schematic plans, and sample exterior concepts that suggest the potential look of the buildings. If you have any questions regarding the project, please contact me at to discuss. Thank you, Jeff Klatt, AIA Krieger Klatt Architects, Inc. Krieger Klatt Architects Inc East 11 Mile Road Royal Oak MI P F

5 PROPOSED MULTI-FAMILY C O N D O M I N I U M D E V E L O P M E N T

6 EXISTING SITE CONDITIONS

7 EXISTING SITE CONDITIONS West End St. E. Bennett St. 8 Mile Rd. N

8 EXISTING OVERALL SITE VIEW TO NORTH

9 EXISTING GARAGE ON EAST SIDE OF SITE

10 ADJACENT SINGLE FAMILY HOUSING ON WEST SIDE OF SITE

11 EXISTING COMMERICAL ACROSS E. BENNETT ON SOUTH SIDE OF SITE

12 SCHEMATIC PLANS

13 East Bennett St. New Construction E. Bennett St. (Lots ) Ferndale, MI E. 11 Mile Rd. Royal Oak, MI P: F: Client: Stephen Johnston & Jared Ragozine 1460 E. Chesterfield Ferndale, MI Project: E. Bennett St. Lofts Lots Ferndale, MI Issued Description By City Discussion Item 5'-0" MASONRY WALL PER ORDINANCE 120'-0" PROPERTY LINE 7' - 6" EASEMENT 20' - 0" REAR YARD SETBACK 60'-0" PROPERTY LINE Zoning Information (City of Ferndale) LOTS: 98, 99, 100, 101, 102, 103 CURRENTLY ZONED: R1, RESIDENTIAL PROPOSED REZONING TO: R-3, SINGLE/MULTIPLE-FAMILY RESIDENTIAL LOT AREA: 12,900 SQ. FT. + 6,450 SQ. FT. = 19,350 SQ. FT. 24' - 0" MIN. 2 WAY MANUV. LANE MASONRY TRASH ENCLOSURE PER ORDINANCE MAXIMUM LOT COVERAGE ALLOWED: 70.0% BIKE RACK PROPOSED LOT COVERAGE (FOOTPRINTS) SCREENING FENCE PER ORDINANCE 1. CONDO 1 (UNITS 1-4) 3,611 SQ. FT. 2. CONDO 1 (UNITS 5-8) 3,611 SQ. FT. TOTAL: 7,222 SQ. FT. 7,222 SQ. FT. / 19,350 SQ. FT. = 37.3% < 70.0% MAX 6 56' - 0 1/4" ATTACHED GARAGE = 4 PARKING SPACES PER BUILDING ATTACHED GARAGE = 4 PARKING SPACES PER BUILDING 13' - 0" SCREENING FENCE PER ORDINANCE SETBACK INFORMATION 5' - 0" MIN.SIDE YARD SETBACK 5' - 0" SIDE YARD SETBACK 1. FRONT YARD REQUIRED: MAXIMUM 10.00' 9' - 0" 18' - 0" 24' - 0" MIN. 5' - 0" 46' - 0" 5' - 0" 5' - 0" 46' - 0" 5' - 0" - FRONT YARD PROPOSED: 5.00' 2. SIDE YARD REQUIRED (EAST/WEST) MIN. ONE SIDE: 5.00' / OTAL OF TWO SIDES: 10.00' - PROPOSED SIDE YARDS: 13.00' ' = 69.25' 3. REAR YARD REQUIRED: 20.00' - REAR YARD PROPOSED: 24.00' LOT '-6" PROPERTY LINE 2 WAY MANUV. LANE LOT 98 LOT 99 LOT 100 LOT 101 LOT 102 LOT 103 LOT ' - 6" PROPOSED 2-STORY MULTI-FAMILY RESIDENCE W/ATTACHED GARAGE (4 UNITS TOTAL) (2) BENCHES 78' - 6" PROPOSED 2-STORY MULTI-FAMILY RESIDENCE W/ATTACHED GARAGE (4 UNITS TOTAL) 107'-6" PROPERTY LINE Seal: 5' - 0" Note: PROJECT LOCATION 11' - 0" Do not scale drawings. Use calculated dimensions only. Verify existing conditions in field. North Arrow: North 5' - 0" PRIVATE PORCH PRIVATE PORCH PRIVATE PORCH PRIVATE PORCH 120'-0" PROPERTY LINE EXISTING CONC. WALKWAY 60'-0" PROPERTY LINE Sheet Title: Architectural Site Plan North Location Map NTS North NEW CONC. FRIVEWAY APRON & CURB CUT. INSTALL IN COMPLIANCE W/CITY OF FERNDALE ENG. STANDARDS- REPAIR EXIST. SIDEWALK AS REQ'D Architectural Site Plan 1" = 10'-0" E. BENNETT ST. EXISTING LAWN Project Number: Sheet Number: C.100

14 1412 E. 11 Mile Rd. Royal Oak, MI P: F: Client: Stephen Johnston & Jared Ragozine 1460 E. Chesterfield Ferndale, MI ' - 0" 46' - 0" Project: E. Bennett St. Lofts Lots Ferndale, MI Issued Description By City Discussion Item 78' - 6" 55' - 3" 20' - 0" 2 Bedroom UNIT 1 4 Car Garage SHARED Vestibule SHARED 2 Bedroom UNIT 2 78' - 6" EQ. EQ. EQ. EQ. 56' - 4" 20' - 0" 2 Bedroom UNIT 5 4 Car Garage SHARED Vestibule SHARED 2 Bedroom UNIT 6 Seal: Note: Do not scale drawings. Use calculated dimensions only. Verify existing conditions in field. North Arrow: North Vestibule SHARED Vestibule SHARED Sheet Title: First Floor Plan First Floor Plan 3/16" = 1'-0" Project Number: Sheet Number: A.100

15 46' - 0" 46' - 0" 1412 E. 11 Mile Rd. Royal Oak, MI P: F: Client: Stephen Johnston & Jared Ragozine 1460 E. Chesterfield Ferndale, MI Project: E. Bennett St. Lofts Lots Ferndale, MI Issued Description By City Discussion Item EQ. EQ. EQ. EQ. 78' - 6" 2 Bedroom UNIT 3 2 Bedroom UNIT 4 78' - 6" 2 Bedroom UNIT 7 2 Bedroom UNIT 8 Stairwell SHARED Stairwell SHARED Seal: Note: Do not scale drawings. Use calculated dimensions only. Verify existing conditions in field. North Arrow: Sheet Title: Second Floor Plan Second Floor Plan 3/16" = 1'-0" Project Number: Sheet Number: A.101

16 NOTE: THIS IS TO CONVEY GENERAL DESIGN INTENT, NOT ACTUAL PROPOSED DESIGN EXTERIOR LOOK BOOK

17 LOOK BOOK NOTE: THIS IS TO CONVEY GENERAL DESIGN INTENT, NOT ACTUAL PROPOSED DESIGN

18 LOOK BOOK NOTE: THIS IS TO CONVEY GENERAL DESIGN INTENT, NOT ACTUAL PROPOSED DESIGN

19 LOOK BOOK NOTE: THIS IS TO CONVEY GENERAL DESIGN INTENT, NOT ACTUAL PROPOSED DESIGN

20 LOOK BOOK NOTE: THIS IS TO CONVEY GENERAL DESIGN INTENT, NOT ACTUAL PROPOSED DESIGN

21 LOOK BOOK NOTE: THIS IS TO CONVEY GENERAL DESIGN INTENT, NOT ACTUAL PROPOSED DESIGN