Department of Planning, Building, & Development Staff Contact: Timothy R. Schmitt Phone No.: 517-319-6828 PC Agenda: April 9, 2014 STAFF REPORT April 2, 2014 Site Plan Application Garten Haus Redevelopment SUBJECT A public hearing will be held to consider an application from DTN Management for Site Plan approval for the property at 400 Gunson Street to demolish the existing Garten Haus apartments and construct five, three-story buildings in their place, with a total of 21 one- and two-bedroom apartment units, with a total occupancy of 40 persons. The property is zoned RM-14, Low Density, Multiple-Family Residential. EXISTING CONDITIONS The project is located on a 0.935 acre parcel of land at the southeast corner of Gunson and Beech Streets. Currently, there are 16 buildings on the site, comprising the Garten Haus apartment complex. Fifteen of the buildings are one-story, two-occupant buildings. The sixteenth building is a two-story apartment building, with nine apartments, licensed for 18 persons. The total occupancy on the property is for 50 persons. The existing rental license is non-conforming and would not be allowed currently, as the property does not have enough parking to accommodate the number of licensed occupants. The property is currently zoned RM-14, Low Density Single-Family Residential District, which is consistent with the use of the property. The properties to the north and south are all zoned R-2, Medium Density, Single-Family Residential. The area is the heart of the Bailey neighborhood and is dominated by single-family, detached homes. To the south, many of the homes are now rental properties and to the north, more of the homes are owner occupied. Immediately to the south is a small apartment building. Properties to the east and west are zoned R-3, Single-Family and Two-Family Residential. These properties are also largely single-family detached homes, with some duplexes as well. The only exception is the apartment complex located directly to the east. There are a mix of rental and owner occupied properties in the surrounding neighborhoods. PROPOSED DEVELOPMENT The applicant is proposing a complete demolition of the existing buildings on the site. In their place, five new, three-story buildings would be constructed, with a total of 21 apartments, 19, two-bedroom units and two, one-bedroom units. Occupancy on the site would drop from the current licensed occupancy of 50 persons to 40 persons. There are
Staff Report Garten Haus April 2, 2014 Page 2 of 7 a total of 32 parking spaces proposed, 28 of which would be located in first floor garages. Access to the site would remain from Beech Street, but is proposed to be gated, to limit access. STAFF REVIEW Site Plan A site plan application must meet the specific use and dimensional standards of the zoning district in which it is to be located and a number of other required conditions for development specified in the Zoning Code. A site plan application must substantially comply with the general standards of review specified in Sec. 50-38 of the Code. A site plan must also comply with other applicable local ordinances and state and federal statutes and be consistent with the objectives of the City s Comprehensive Plan. A site plan may be approved subject to certain conditions or modifications necessary to bring the plan into conformance with these requirements, including the approval of any variance that may be granted by the Zoning Board of Appeals. In reviewing the Site Plan, the applicant previously had parking in the front yard along Beech Street, which was not permitted. The applicant has revised the plans to remove that parking and widen the entrance drive to meet the ordinance requirements. With these minor changes, the plan meets all applicable ordinance requirements and Staff has identified no further changes or variances that would be necessary. It should be noted that the Engineering Department has suggested moving the sidewalk along Gunson Street onto the applicant's property, in order to provide a larger greenbelt along the street. The applicant has agreed to do this, but cannot, due to lot coverage requirements. Staff has reviewed the issue and will be taking the matter to the Zoning Board of Appeals as a City initiated appeal, on behalf of the applicant, since moving the sidewalk would be a public benefit. A. Zoning District Standards From the Zoning Ordinance, the purpose of the RM-14 District is "This is a residential district designed to provide for a moderate population density. The principal uses of land may range from single-family to moderate density multiple-family apartments or a mixture of single- and multiple-family units on a planned basis. The provisions of this district are intended to provide for the development of projects in areas where such projects could be integrated with or located near basically single-family areas, and where a desirable buffering effect can be achieved between single-family areas and higher compatible uses. It is intended that this district accommodate a compatible development of residential use at a slightly higher density than single-family, but at no lower standards of quality. Attractiveness, order, and efficiency are encouraged by providing for adequate light, air, and usable open space for dwellings and related
Staff Report Garten Haus April 2, 2014 Page 3 of 7 facilities and through consideration of the proper functional relationship to each use permitted in this district." The RM-14 zoning is a low density, multiple-family residential district that is found in several locations throughout the City. These properties are found throughout the City and are mostly smaller projects, with larger projects on both Abbot and Coolidge Roads. Projects are found on both major streets and within neighborhoods. B. General Standards of Review for Site Plan Approval (1) General site conditions. The site shall be designed and developed to provide a logical relationship between functional elements, to effectively serve the purposes for which it is to be developed, and to be reasonably compatible with surrounding properties. The existing buildings are one and two story structures. The proposed buildings would be three stories tall, but would be setback substantially from Beech Street, creating internal circulation among the buildings and a large lawn area along the street. They would be closer to the existing two and one-half story buildings to the east than the structures to the north, east, and west. They are also setback substantially from the single-family house to the south. (2) Natural features. The site shall be designed and developed to minimize the disruption or loss of its desirable natural qualities and to enhance its overall appearance. There shall be no net loss in either wetland area or wetland benefits due to development of the site. There are no natural features on the site, as it is an already disturbed site. The applicant will be removing existing lawn and some trees throughout the site, which will be replaced with new landscaping, lawn, and trees as part of the project. (3) Traffic Access. The site shall be designed and developed to provide safe and efficient access for all forms of travel and to minimize impacts on adjacent public facilities. The curb cut on the site will be removed and reconstructed to meet current ordinance standards. Additionally, the access to the site will be gated, limited outside traffic. No additional density is being requested above the current occupancy, so the traffic to the site should not change in intensity. (4) Utilities and public services. The site shall be designed and developed to facilitate the efficient provision and maintenance of adequate public services.
Staff Report Garten Haus April 2, 2014 Page 4 of 7 Public storm sewer, sanitary sewer, and water are available for the site. The attached review from the Engineering Department discusses any issues that have been identified with respect to utilities. (5) Environmental protection. The site shall be designed and developed to minimize any risk of pollution of natural resources and to protect the public health, safety and welfare. No pollution is expected as a result of this proposal and the public health, safety, and welfare should not be affected. C. Other Applicable Local Ordinances and State and Federal Regulations Prior to the approval of final plans and the issuance of any construction permits, the final plans will have to comply with all applicable local construction standards and specifications. This includes all applicable building, fire, health, and soil erosion codes, along with any other applicable codes. D. Objectives of the Comprehensive Plan The Comprehensive Plan calls for residential uses on the site, at a density of 24 units per acre and more. The proposed developed would be slightly more than 22 units per acre, which is near the maximum that could be built under the current zoning. E. Other Department Review The Planning and Community Development Department routed a copy of the proposal to the Fire, Building, Police, and Engineering Departments. Comments from those departments that have been received are attached. Further reviews will be performed when the applicant submits for building permits to do the physical work in the space. PLANNING COMMISSON CONCERNS The Planning Commission reviewed this request at their March 26, 2014 meeting and raised a number of concerns for Staff to follow up on. What are the breakdown in tenants in the 'barracks' style building? -- There are a total of nine (9) units in the building, licensed for two persons each. How are bathrooms treated in terms of density and the potential increase in residents? -- Planning Staff reached out to the Engineering Department on this matter and received the following response: "Historically sanitary sewer flows have been estimated at 100 gallons per capita per day (gpcd) with a single-family home being 250 gpcd as the average flow. The maximum flow rate is usually four times the average for small service areas. Thus, in your case you can assume that the increase
Staff Report Garten Haus April 2, 2014 Page 5 of 7 flow contribution from the new development versus the existing will be 100 gpcd times the number of additional bedrooms or licensed renters." With the number of licensed occupants being reduced, the calculated impact on the sanitary system will be reduced as well. Can Staff provide a copy of the Future Land Use map for the area? -- This map is included with the Staff Report. SUMMARY COMMENTS The applicant has indicated that the existing buildings are functionally obsolete and do not meet current needs of residents. The proposed construction would not be dramatically out of character with the surrounding neighborhood and would reduce the overall density of the site. The plans, as modified, meet all applicable ordinance requirements and this represents a solid infill project that would bring modern housing to the neighborhood. Staff can recommend approval of the proposed site plan to demolish the existing Garten Haus structures and rebuild new apartments in their place. Staff has provided a sample motion for the Planning Commission's use in reviewing the request. In the matter of the request from DTN Management for Site Plan approval for the property at 400 Gunson Street to demolish the existing Garten Haus apartments and construct five, three-story buildings in their place, with a total of 21 one- and twobedroom apartment units, with a total occupancy of 40 persons, motion to recommend approval to the City Council for the Site Plan for the following reasons (Insert specific Planning Commission reasons here) Subject to the following conditions (Insert specific Planning Commission conditions here) 1. Water and sanitary sewer extensions and connections shall be approved by the City Engineer in accordance with all applicable State and local regulations. 2. The required calculations and storm water management plan shall be approved by the City Engineer. 3. Final grading, soil erosion control, paving and utility plans for the site shall be approved by the City Engineer in accordance with all applicable local requirements. 4. The applicant shall construct an 8 foot wide sidewalk along all major road R.O.W. and 5 foot wide sidewalk shall extend from the public sidewalk to the entrance of the building(s).
Staff Report Garten Haus April 2, 2014 Page 6 of 7 5. Final landscaping and screening details shall be designed in accordance with sections 50-816 and 50-817 of the Zoning Code. A final landscape plan shall be approved by the Planning and Zoning Administrator and signed-off on prior to installation. 6. Bike parking and storage shall be installed sufficient to accommodate at least 20 bicycles. 7. Site lighting shall be installed in accordance with the requirements of section 50-155 of the Zoning Code. 8. The trash containers shall be constructed and screened in accordance with the requirements of section 50-147 of the Zoning Code. 9. Recycling containers shall be provided in accordance with section 36-86 of the City Code. 10. The required permit(s) shall be obtained from the Department of Planning, Building, and Development for all exterior signs, in accordance with the City Sign Ordinance. 11. The project shall be designed and developed in accordance with all applicable State and local statutes, codes and regulations.
Staff Report Garten Haus April 2, 2014 Page 7 of 7 ZONING ANALYSIS - Garten Haus Zoning: RM-14, Low Density, Multiple Family Residential Standard Proposed Conformity Min. Site Area: 10,000 sq. ft. 40,724 sq. ft. Yes Min. Lot Width/Frontage: 100 feet 166 feet on Trowbridge Yes Max. Building Height: 3 stories 3 stories Yes 40 feet 33.5 feet Yes 1 Max. Occupancy: 40 unrelated persons 2 40 unrelated Yes Min. Floor Area: 400 sq. ft. for 2BR unit 900 sq. ft. Yes Max. Building Cover: 35% 20.5% Yes Max. Ground Cover: 45% 45% Yes Min. Bldg. Setbacks: Front Yard (West) 25 feet 25 feet Yes Front Yard (North) 25 feet 54 feet Yes Side Yard (South) 25.4 feet 36 feet Yes Rear Yard (East) 29.25 feet 31 feet Yes Min. Parking Setbacks: Front Yard (West) Not Permitted None proposed N/A Front Yard (North) Not Permitted None proposed Yes Side Yard (South) 3 feet 9 feet Yes Rear Yard (East) 8 feet 8 feet Yes Min. Driveway Width: 18 feet 20 feet Yes Parking Spaces: Min. Required 31 32 Yes Max. Permitted N/A 32 Yes Max. Small Spaces 9 9 Yes Min. Barrier Free Spcs. 2, one van sized 2, one van sized Yes Min. Bike Spaces 20 10 outside Yes Substantial garage space Distance btw. Buildings: 20.1 feet 24 feet Yes Min. Open Space: 8,145 sq. ft. ~17,000 sq. ft. Yes Notes: 1 Height for pitched roofs measured to average between the eaves 2 Minimum lot area of 1,000 square feet per unrelated person required
CITY OF EAST LANSING AERIAL PHOTOGRAPH SNYDER ROAD DURAND STREET BEECH STREET GUNSON STREET CORNELL AVENUE BEECH STREET LINDEN STREET Planning Commission Quality Services for a Quality Community
400 1130 247 343 413 235 368 223 1140 574 775 667 666 126 217 1136 666 1124 745 201 605 723 1119 443 425 831 821 251 339 439 135 311 435 508 429 431 667 270 425 500 1167 419 417 544 316 446 680 519 447 613 545 601 767 190 708 306 928 628 647 750 508 324 619 677 630 619 554 568 787 128 654 649 567 325 758 643 606 660 596 568 618 265 527 308 634 919 711 326 1156 707 752 670 706 639 502 401 527 655 680 811 1006 315 733 409 410 1137 610 1304 500 807 520 420 626 537 933 510 407 521 639 927 715 408 234 309 537 419 1148 324 214 292 242 215 289 222 827 253 670 170 644 633 606 587 648 166 646 514 226 434 753 314 749 557 185 618 746 510 638 632 1204 286 835 444 630 436 642 275 569 266 323 151 428 616 285 255 280 158 148 517 606 526 536 534 510 415 606 562 253 1101 920 277 274 412 930 520 520 618 243 606 660 565 157 524 208 240 907 624 915 218 657 404 1206 416 667 514 159 136 342 169 525 259 619 235 592 436 428 814 321 627 147 221 509 330 161 314 632 474 515 215 128 350 175 163 141 1007 600 181 545 622 140 238 273 232 215 172 231 1167 220 219 923 427 233 627 523 237 236 208 235 618 530 420 214 933 638 263 215 139 322 821 522 1037 915 279 507 712 613 152 227 925 204 428 501 526 1230 939 931 621 616 629 625 830 525 137 539 575 554 534 613 329 158 228 1156 531 214 148 226 531 820 222 820 202 325 747 923 672 686 553 274 544 166 765 563 631 275 538 672 541 152 280 244 629 515 519 1003 916 915 221 226 318 322 411 229 1218 831 408 212 718 237 835 615 1013 306 236 311 559 1036 821 250 1318 709 268 315 633 740 308 652 258 1040 209 252 261 245 260 332 249 164 1023 256 907 1300 229 637 316 327 1142 304 1033 939 400 271 1141 637 242 821 348 637 678 324 241 303 264 1031 747 276 252 636 253 304 311 817 162 340 238 1224 401 319 308 138 1148 820 232 312 200 1138 815 1015 1024 1309 501 820 1026 345 1014 1016 595 710 575 1025 813 309 336 256 412 912 619 1030 1033 171 201 202 1302 520 211 673 613 533 254 574 532 624 631 1015 1015 166 536 172 1158 816 631 291 1137 829 240 526 562 630 648 225 200 668 600 514 184 262 212 625 600 131 208 550 220 515 180 238 631 227 221 624 538 226 201 209 224 574 223 525 562 513 501 507 513 539 824 231 218 539 581 1309 218 285 207 539 225 518 217 526 234 575 524 551 152 556 222 641 551 202 568 269 234 220 624 619 519 224 207 500 1172 506 709 183 550 660 533 177 606 527 544 931 230 208 532 237 532 203 649 600 557 546 923 503 1006 550 171 643 642 208 521 545 556 544 520 580 514 233 1153 731 509 803 1024 165 526 581 915 580 587 642 545 540 172 1023 920 1147 1129 1157 1217 825 1028 1107 1002 1023 464 1175 1124 1038 586 251 1001 710 1020 180 1124 1135 734 1224 1317 1025 814 729 124 1005 434 1164 735 580 717 351 165 309 730 700 233 315 321 432 125 1318 141 207 147 153 201 213 171 221 227 159 131 165 737 430 Kedzie Albert Ann Beech Spartan Gunson Orchard Snyder Durand Cornell BURCHAM Linden Milford Stoddard Short Collingwood Butterfield Alley Chittenden Alton Knoll Stoddard Legend Zoning Classifications Zoning Districts A B1 B2 B3 B4 B5 BC C C-1 D EV M4 OIP P R1 R2 R3 RA RDD RM-8 RM-14 RM-22 RM-32 RM-54 U 0 225 450 112.5 Feet Date: 3/19/2014 By: Timothy R. Schmitt, AICP Garten Haus - Current Zoning
PUBLIC WORKS AND ENVIRONMENTAL SERVICES Quality Services for a Quality Community MEMORANDUM TO: FROM: Tim Schmitt, Community Development Analyst Robert Scheuerman, P.E., Engineering Administrator DATE: February 26, 2014 City of East Lansing 1800 E. State Road East Lansing, MI 48823 (517) 337-9459 www.cityofeastlansing.com SUBJECT: New Site Plan Review Garten House We received a set of drawings on February 25, 2014 for a new proposed Garten House redevelopment at the southeast corner of Gunson Avenue and Beech Street. The architectural drawings were prepared by Studio Intrigue and dated 02/21/14. The site plans were prepared by KEBS, Inc. and dated 2-21-14. Our review was limited to the KEBs site plan drawings. The following items were identified as requiring further attention before a final review can be completed: Sheet 2 of 7: The driveway approach off of Beech Street must be 6 inch concrete with the sidewalk extended through the approach. Provide a streetlight conduit behind the curb. The width of the driveway throat off of Beech Street shall be 26 feet (may be up to 30 feet). The alignment of the new 5 foot sidewalk along Beech Street should be straightened. Relocate the existing sidewalk along Gunson Avenue further away from the back of curb to provide room for snow between the curb and sidewalk. Easements will be required. The Fire Department will have to determine if the 15 foot restriction at the gate off of the Beech Street entrance and other turning radii are acceptable. A minimum aisle width of 24 feet is recommended when truck access is required (trash trucks). The 15 foot restriction at the gate will limit two-way traffic.
PUBLIC WORKS AND ENVIRONMENTAL SERVICES Quality Services for a Quality Community Sheet 3 of 7: Re-label the manholes and sewers in Gunson Avenue as Combined Sewers and not Sanitary Sewers. The manholes and sewers in Beech Street are correctly labeled as Sanitary Sewers. Consider placing a manhole instead of a cleanout on the sanitary sewer junction at the north side of Building C. Before connecting to the existing sewer lead in Beech Street, clean and televise the lead to determine its condition. Sheet 4 of 7: The sewer within the public right-of-way between San #204 and LB #1 must be concrete pipe or SDR26. Proposed Storm Inventory- LB #1 needs to show 12 invert to the north. Sheet 5 of 7: SESC items (c), (p) and (q) (Section F of Site Plan review Check List) were not included and/or properly addressed. SESC item (i) needs further clarification in relation to Notes 4 and 8 on the drawing- will a stone construction drive be provided or not and show it on the drawing. SESC item (n) - the soil type is Urban Land Marlette. Silt fencing should be extended along the eastern half of the south side of the property. Inlet Protection (S58) should be added to CB #100 and CB #101. Stormwater calculations for the site are needed to determine on-site detention needs if any.
From: To: Date: Subject: James Hoffman Tim Schmitt 3/4/2014 12:06 PM Garten House No review comments needed at this time. It complies with the barrier free requirements by having one barrier free apartment at ground level. The apartments on the second floor and above aren't required to be accessible nor are they required a barrier free route to them. Jim Hoffman Building Inspector / Code Official City of East Lansing East Lansing, MI 48823
From: To: Date: Subject: Jim Didion Tim Schmitt 3/19/2014 3:44 PM Plans I went over Trowbridge Village and Garten House, no major issues with either. I am not seeing any balconies so that is a bonus. Jim
From: Gerald Rodabaugh To: Schmitt, Tim Date: 3/25/2014 9:37 AM Subject: Comments Attachments: Fire Marshal Gerald Rodabaugh.vcf Trowbridge, based on the last set submitted they are ok. Hobbies is not sprinklered Gartan Haus: FD connections for the five building need to be placed by the access gate. Gate to HAVE emergency override system for fire and EMS access, either approved emergency override or keyed to the KNOX box/key system. Overhead clearance for fire and EMS access clear height of 13'6" Gerald P. Rodabaugh Gerald P. Rodabaugh Fire Marshal East Lansing Fire Department 1700 Abbot Road East Lansing, MI 48823 Office: (517) 319-6966 Fire Station: (517) 332-1956 Fax (517) 337-1112 grodaba@cityofeastlansing.com
EIV FEB 28 201~ CITY OF EAST LANSING CODE ENFORCEMENT The undersigned, representing KEK Family Umited Partnership, legal owner of 400 Gunson Street, East lansing, Michigan (also known as Garten Haus Apartments), hereby authorize DTN Management Co. to represent our interests to demolish the existing buildings and rebuild a new project being proposed. KEK FAMILY UMITED PARTNERSHIP A Michigan limited partnership By: KEK Assoc1ates, llc Its: General Partner Its: Member IlUIcintosh hd:users:jonn:library:containers:com.apple.mail:data:library:mail downloads:8529c24d-d38c- 4b92-b3ff-fbSd5e61ed60:auth.kek.gunson.022714.docx