ࡱ> ]_\%` )bjbj"x"x 3H@@E!rrr8D4a8,..(VVV11188888889h;d8"11""8VV8$$$"XVV8$"8$$h45V" @I}wCr0# 57\180a885Y<#Y<055Y<51$911188v$X111a8""""Dd  STAFF REPORT November 18, 2008 (9)PRIVATE  Re: SD 1148 C, Preliminary Plat Wallstreet Tower Condominiums APPLICANT: Tom Clemons Area Surveyors P.O. Box 324 Grandview, Missouri 64030 LOCATION: 1101 Walnut Street AREA: Approximately 0.75 acres REQUESTS: To consider approval of a preliminary plat in District C-4 (central business district) PURPOSE: To allow the creation of 147 residential condominium units LAND USE PLAN: Downtown Land Use and Development Plan, adopted March 27, 2003 by Resolution 030165 designates office/mixed use at this site. SURROUNDING Land Uses: North: District C-4, UMB South: District C-4, Oppenheimer Park East: District C-4, mixed use West: District C-4, Town Pavilion MAJOR STREET PLAN: The Major Street Plan does not identify Walnut Street at this location. ARTERIAL STREET IMPACT FEE: The proposed development is located within an exempt Impact Fee zone and is not eligible to be assessed for Impact Fees (For Informational Purposes Only). RELATED CASES: Case No. 309-S Ordinance 55853, passed December 29, 1983, approved the Central Business District Urban Renewal Plan bounded by 12th Street to the north, 13th Street to the south, Walnut to the east and Grand to the west. Case No. 309-S-1 Ordinance 56937, passed September 6, 1984 approved a 353 redevelopment project. Case No. 309-S-2 Ordinance 63315, passed November 16, 1988 approved the first amendment to the 353 plan to allow construction of an office structure (Walnut Towers) over an existing parking structure. Case No. 309-S-3 Resolution 65005, adopted December 28, 1989 provided a certificate of full compliance for the Block 111 Redevelopment Corporation Case No. 309-S-4 Resolution 65005, 920439, adopted May 7, 1992 provided a certificate of full compliance for the Block 111 Redevelopment Corporation Case No. 602-S Ordinance 040146, passed March 4, 2004 approved the Planned Industrial Expansion Authority Plan Downtown Loop Redevelopment Area (PIEA), about 18 acres generally bounded by 11th Street on the north, 13th Street and 14th Street on the south, Grand Avenue and McGee Street on the east and Walnut Street, Baltimore Avenue and Main Street on the west. Approved the PIEA plan and declared the area a blighted and insanitary area in need of redevelopment and rehabilitation. Case No. 13300-A - At its regularly scheduled meeting on February 22, 2005, the Board of Zoning Adjustment granted the following variances, in accordance with Exhibit 12: A variance to the minimum required front yard setback in the amount of 23 feet from the west property line to allow for the existing building to remain; A variance to the minimum required rear yard setback in the amount of 38.7 feet from the east property line to allow for the existing building to remain; A variance to the minimum required side yard setback in the amount of 18 feet from the south property line to allow for the existing building to remain; A variance to the minimum required side yard setback in the amount of 11.5 feet from the north property line to allow for the existing building to remain; A variance to the minimum required lot area in the amount of 24,688 square feet to allow for the conversion of the existing commercial building to a mixed use retail commercial development with 146 residential units available for sale; and, A variance to the maximum gross floor area in the amount of 76,624 square feet to allow for the conversion of the existing commercial building to a mixed use retail commercial development with 146 residential units available for sale. Case No SD 1148, Preliminary Plat Wallstreet Tower Condominiums Ordinance 050248 passed March 31, 2005, approved a preliminary plat in District C-4 (central business district) creating 146 residential condominium units and 10 commercial units on 2 lots SD 1148A Final Plat Wall Street Tower Condominiums Ordinance 050747 passed June 23, 2005, approved a final plat in District C-4 creating 143 condominium units on 2 lots on approximately .77 acres generally located on the southeast corner of 11th and Walnut Streets and on the west side of the 1100 block of Grand Boulevard Case No SD 1148B, Final Plat Wallstreet Garage Condominium Ordinance 070658, passed July 19, 2007 approved a final plat for four retail condominium units and a parking garage in an existing building to allow for the creation of 503 parking spaces in an existing parking garage and common elements CURRENT CONDITIONS/PLAT REVIEW: The site of the proposed preliminary plat for the Wallstreet Tower Building is located on the southeast corner of 11th Street and Walnut Street. The existing 20 story glass and concrete building has commercial space on the court level as well as on the first floor. The remaining 18 floors consist of residential units. The building is constructed to the property lines on both 11th Street and Walnut Street. There is no additional right of way being requested. The building was platted as condominium units in June of 2005. The plat, passed by Ordinance 050248, approved 143 residential units. The applicant is requesting that two additional units be created on the 2nd and 3rd floors. Those floors were approved for two units per floor and are being modified to allow four units to be created. A total of 147 residential units are proposed, as shown on the plat drawing. No other changes or modifications are being proposed with this preliminary plat. Variances were granted by the Board of Zoning Adjustment in 2005 for front, rear and side yard setbacks as well as to the maximum amount of gross floor area for the commercial as well as the 146 residential units. The applicant has paid money in lieu of parkland for 146 units, as shown on the previously approved preliminary plat. The applicant is required to pay an additional $126.11 for the one new unit being created. This money could be utilized at West Terrace Park. ANALYSIS: The applicant received variances to the gross amount of floor area for the commercial and residential units. The commercial space/units are not being modified, however increasing the number of residential to 147 will require a variance to the maximum allowable gross floor area for the one additional residential unit. Staff believes that the proposed preliminary plat is in conformance with the subdivision regulations and that with the approval from the Board of Zoning Adjustment for a lot area variance that the plat meets the requirements of the zoning ordinance. RECOMMENDATIONS: This plat was reviewed by the Plats Review Committee on November 5, 2008. Staff recommends APPROVAL of Case No SD 1148 C, Preliminary Plat Wallstreet Tower Condominiums subject to the following conditions: That 6 copies of a revised drawing, revised as noted, be submitted to Development Management staff prior to the ordinance request showing the following: A note on the plan that money in lieu of parkland dedication for one new residential unit That the developer shall cause the area to be platted and processed in accordance with Chapter 66, Code of Ordinances of the City of Kansas City, Missouri, as amended, commonly known as the Subdivision Regulations. That the developer submit a letter from a Licensed Civil Engineer, Licensed Architect, or Licensed Landscape Architect, who is registered in the State of Missouri, stating the condition of the sidewalks, curbs, and gutters. The letter must identify state of repair as defined in Chapters 56 and 64 of the Code of Ordinances for the sidewalks, curbs, and gutters. It shall identify the quantity and location of sidewalks, curbs, gutters that need to be constructed, repaired, or reconstructed. The developer shall secure permits to repair or reconstruct the identified sidewalks, curbs, and gutters as necessary along all development street frontages, as required by Development Services, prior to recording the plat. That the developer submit covenants, conditions and restrictions to Development Services for review by the Law Department for approval for the maintenance of common elements. That the developer pay $126.11 for money in lieu of parkland dedication for one multifamily unit. That the developer receive any necessary variances from the Board of Zoning Adjustment. Respectively Submitted, Jacob R. 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