ࡱ> wyv` V'bjbjss g^Yf f f $ 222P^2l2l PfB3B3X3X3X3BBBeeeeeee$6hhjdef I-?BIIeX3X3 fOOOIDX3f X3eOIeOO6b" Df cX363 +2Jccd f0Pfcdk4Klk8ckf cBDXO F!GBBBeeO^BBBPfIIII $2 2    Community Project/Zoning Ordinance & Resolution Fact Sheet Ordinance Number Brief Title _________________________ Approval Deadline___________ Reason______________________________ To consider approval of a preliminary plat for 10 multi family residential condominiums in a proposed building on approximately 0.364 acres in District R-4 (low apartments) generally located at the northwest corner of West 45th Terrace and Wornall Road. Details Positions/Recommendations        (Continued on next page) Details Policy/Program Impact   Fina     Prepared by: Date: October 3, 2005 Brian M. Pitts City Planner Reviewed by: Date: October 3, 2005 Virginia L. Walsh, Manager Development Management Reference Numbers: SD 1191 - Preliminary Plat, Wornall Park Condos     Fact Sheet (Cont.) Case No. 5945-CP-11 January 26, 2001 Page  PAGE 3 Tom Coyle, AICP Director, City Planning and Development Department Sponsor Specific Address 4512, 4516, and 4518 Wornall Road 4th Council District (Rowland & Glover) Programs, Departments or Groups Affected Applicants/ Proponents Reason for Project To allow for a 10 unit multi family residential condominium in a proposed building Applicant: Agent: Victoria Sexton Patricia R. Jensen, Esq. Hilston Realty White Goss Law Firm 7333 State Line Road 4510 Belleview Avenue; Suite 300 Kansas City, MO 64114 Kansas City, MO 64111 Groups or Individuals None Known Basis of opposition Discussion (explain all financial aspects of the proposed legislation, including future implications, any direct/indirect costs; specific account numbers ordinance references, and budget page numbers) The subject site is located at the northwest corner of Wornall Road and West 45th Terrace. The irregularly shaped parcel has 123 feet of frontage along Wornall Road to the east and a depth of 130 feet. A 10-foot wide portion of the northernmost lot extends an additional 42 feet to the west. The site is currently developed with three single-family residences and one detached garage. The site has a significant slope from the north to the south and is approximately 8-10 feet above both the Wornall Road and West 45th Terrace public rights-of-way. The site constitutes three platted lots. The southernmost lot (4518 Wornall) is owned by Highwoods Realty Limited Ptp, while the applicant owns the two northernmost lots (4512-4516 Wornall). The applicant has the southernmost lot under contract for purchase. The applicant is proposing the demolition of the three residential structures and the construction of a 3-story, 10-unit condominium building on the site. The structure will face east and will be developed in an arts and crafts style. The basement garage will provide off-street parking for 16 vehicles via 15 regular sized spaces and one handicap accessible space. Vehicular ingress to the site will be from Wornall Road to the east, while vehicular egress will be to West 45th Terrace on the south side of the building. Pedestrian access will be via the main entrance on the south elevation adjacent West 45th Terrace. Balconies are proposed along the east and west elevations for 6 of the 10 units. A roof top deck will be available to the two penthouse units on the third floor and patios will be available to the 2 units on the ground floor on the west side of the building. The Plaza Westport Neighborhood Plan recommends medium density, multi family residential on this property. Medium density residential is defined as 9 to 29 units per acre. The applicants proposal for a 10 unit condominium on 0.364 acres of land equates to 27.48 units per acre. Medium density residential is in conformance with the existing R-4 (low apartment) zoning district. Therefore, the use and density of the building are in conformance with the Plaza Westport Neighborhood Plan. Opponents Staff Recom- mendation (X ( For with conditions see recommendation portion of this fact sheet. ( ( Against Reason Against City Plan Commission (4-1) on August 16, 2005, by Cook, Diaz, Jenks and Myers voting aye and Martin voting nay. ( ( For ( ( Against ( ( No Action Taken (X( For, with revisions or condition (see details column for conditions) Board or Commission Recommen- dation Council Committee Actions ( ( Do pass ( ( Do pass (as amended) ( ( Committee Sub. ( ( Without Recommendation ( ( ( Hold ( ( Do not pass density, multi family residential on this property. Medium density residential is defined as 9 to 29 units per acre. The applicants proposal equates to 27.48 units per acre. Medium density residential is in conformance with the existing R-4 (low apartment) zoning district. Therefore, the use and density of the building are in conformance with the Plaza Westport Neighborhood Plan. However, the Zoning Ordinance requires a minimum lot area of 1,500 square feet per unit. A total lot area of 15,000 square feet is required for a 10-unit development, only 14,151 square feet is provided. The proposed building also does not meet the required side and rear yard setbacks of the Zoning Ordinance. On July 26, 2005, the Board of Zoning Adjustment granted a variance to the required rear yard setback of a principal structure in the amount of 20.88 feet from the west property line, a variance to the required side yard setback of an open fire escape in the amount of 4 feet from the south property line, and a variance to the minimum required lot area in the amount of 849 square feet. Approval of a conditional use permit by the Board of Zoning Adjustment to allow for a sign will be required should the applicant choose to identify the name of the development. The plan does not provide for any private open space or any dedication of public parkland. Staff has indicated that a sum of $1,195.39 be paid to the City. This fee has been calculated based on an average of two persons per each of the 10 units being proposed and at a cost of $9,961.61 per acre of parkland for 2005. West 45th Terrace currently exists with only 40 feet of right-of-way. Staff has waived the recommendation for the dedication of an additional 5 feet of right-of-way along the north side of West 45th Terrace. The plat indicates that the 10-foot wide extension of the northernmost lot will be platted as a separate tract for future conveyance and combination to the lot to the north. Highwoods Realty Limited Ptp is the owner of the lot to the north at 4510 Wornall Road and the applicant has indicated that the conveyance of the 10-foot wide by 170-foot deep strip of land was included in the contract for the acquisition of the subject sites southernmost lot at 4518 Wornall Road. This conveyance will return the strip of land back to the lot in which it was originally platted. The Wornall Park Condos lot will then have 113 feet of frontage on Wornall Road. ( ( Yes ( ( No Policy or Program Change Operational Impact Assessment Cost & Revenue Projections Including Indirect Costs Financial Impact Fund Sources(s) And Appropriation Account Codes Staff Comment: No undue or unnecessary delays in the development process causing hardship to the applicant. Preliminary Plat application filed on 5-19-05. CPC continued at applicants request on 7-5-05 Revised application received on 7-1-05. 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