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8/13/2019 515 Oxford Z AP Staff Report w Attach 01-23-14
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515 Oxford Rezoning and Area PlanPage 3
COMPARISON CHART
EXISTING PROPOSED
PERMITTED/REQUIRED(EXISTINGZONING)
PERMITTED/REQUIRED
(PROPOSEDZONING)
ZoningR4A (Multiple-Family DwellingDistrict)
R2B (Two-FamilyDwelling Districtand Student
Dwelling District)
R4A (Multiple-Family DwellingDistrict)
R2B (Two-FamilyDwelling District andStudent DwellingDistrict)
Gross LotArea
11,191 sq ft 11,191 sq ft 21,780 sq ft MIN 8,500 sq ft MIN
Lot AreaperDwellingUnit
3,730 sq ft/unit(3 dwelling units)
559 sq ft/occupant(20 occupants)
4,300 sq ft/unit MIN350 sq ft/occupantMIN
UsableOpen
Space in %of Lot Area
Unknown Not applicable 65% MIN Not applicable
SetbackFront
42 ft 42 ft 40 ft MIN
42 ft MIN (25 ft orestablished frontsetback on the date ofordinance adoption,whichever is larger)
SetbackSid 17 ft 1 i /4 ft 17 ft 1 i /8 ft 20 ft MIN 8 ft MIN
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515 Oxford Rezoning and Area PlanPage 4
PLANNING BACKGROUND
TheMaster Plan Land Use Elementrecommends multiple-family land uses for this parcel. Theabutting parcel to the north is recommended for multiple family uses, and the parcels to the westacross Oxford Street are recommended for single and two family/group housing. Institutionaluses are proposed for the parcels to the east and south.
STAFF COMMENTS
Planning
Zoning Request - The current lot and structure are nonconforming in the R4A district: The lotdoes not meet the minimum size of 12,900 sf for three dwelling units, and the existing structureis too close to both side lot lines. Rezoning the parcel from R4A to R2B eliminates several ofthe lot and structure nonconformities present on the site. The minimum lot size and minimum lotwidth would both be conforming in the R2B, and one of the existing side setbacks wouldconform. As the house stands today, the north side setback would not conform to R2Bstandards.
Staff supports the rezoning request. The R4A zoning is unusual in this location, since the Intentstatement for the district notes that this zoning is most appropriate for perimeter areas of thecity. The R2B zoning districts area, height and placement requirements are more consistentwith the characteristics of the parcel, and R2B zoning would be a logical extension of the districton the west side of Oxford and would be consistent with the adjacent University of Michigangroup housing uses.
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515 Oxford Rezoning and Area PlanPage 5
Systems Planning and Project Management: The existing drive approach is not wide enough,
but may be allowed to remain as an existing nonconforming condition if determined to not be atraffic hazard by the city traffic engineer.
Prepared by Jill ThacherReviewed by Wendy Rampson1/16/14
Attachments: Citizen Participation Meeting ReportZoning/Parcel Maps
Aerial PhotoExisting Conditions and TopographyLayout PlanLandscape PlanNew Floor PlansExterior ElevationsBuilding Perspectives
c: Petitioners Agents: OX Studio308 S. State St., Suite 20
Ann Arbor, MI 48104
Perimeter Engineering11425 Boyce RoadChelsea, MI 48118
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15 November 2013515 Oxford Renovation and Expansion
CPO Meeting Report
Notice ProvidedLetter notices were distributed (see attached) to 394 recipients within 1,000 feet of the site location. Thisinformation was provided to the petitioner by the City on October 31, 2013.
Meeting SummaryThe meeting was held at the Delta Gamma Sorority house located at 626 Oxford. The meeting started
promptly at 7:34. Five (5) attendees were present beyond the project team two (2) arrived shortly afterthe formal presentation had begun. Two individuals spoke both for themselves and as executivemembers of the OxBridge Neighborhood Association. See the attached sign-in sheet for reference.
Representing the project team were:Mr. Dan Pampreen (Dans Houses, owner and the formal petitioner)Mr. Robb Burroughs (OX Studio, project architect)Ms. Ariel Hurwitz-Greene (DG Alumni rep and project coordinator for the sorority)
A presentation regarding the proposal was provided to the attendees describing the existing conditionsof the property, the intended use and the municipal review process, including the individual requestsbeing made of the City.
Presentation BoardsThe following materials were presented during the course of the meeting:
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Dear Property Owner,
In accordance with the City of Ann Arbor's Citizen Participation Ordinance (CPO), we are inviting you to a public meeting in regardsto the property located at 515 Oxford Road. Your property is within 1000 feet of this development and as such we are sending youthis letter to notify you of the development and the opportunity to give us your input. The purpose of this meeting is to addressquestions and concerns that you may have about this proposed development and also garner your input as a neighborhoodresident and promote effective citizen participation in the project development process. This is a way for all of the neighbors to beinvolved in the design and development process and allow the developers a chance to hear your concerns and ideas so that thedesign team can try to incorporate these into the overall design as possible.
After this meeting is conducted the design team will comb through the ideas and suggestions to finish the site plan design forsubmittal to the City of Ann Arbor by the November 25th submittal deadline. Once these plans are submitted, City staff will have achance to review the plans for its conformance with the city zoning requirements and site development standards. The firstpossible Site Plan Meeting for this project to be heard will be at the January 23rd Planning Commission Meeting. This meeting, andany subsequent meetings including City Council, will be open to the public.
Petition for Site Plan ReviewThe project is intended to adaptively re-use, renovate and expand the existing multi-family residential structure to accommodatefuture use as a boarding house. The boarding house function would accommodate provisions to make the building an annex for theDelta Gamma sorority, likewise located on Oxford Street. This process will include application for Rezoning, Special Exception Use
(required for boarding house function) and Site Plan Approval to the City Planning Commission.
Due to the limitations of the existing R4A Multiple Family Dwelling district and its unique application in this area of the city, theproperty is being proposed for rezoning from R4A to R2B Two-Family Dwelling and Student Housing district. This would allowzoning compliance both for the majority of the existing site, building and proposed use, something the current zoningclassification does not afford. In addition, this district is the predominant district within this area and would allow this property tomatch the surrounding zoning classifications, and in many cases the similar uses, of the neighboring properties.
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Walkway
OxfordRoad
Sidewalk
ment
Edge of asphalt parking area
25' - 0"
8'-
0"
8'
-0"
2
1
42' - 0" +/-
R4A
Bicycle Rack (Type 2C)
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515 OxfordStreet Renovation + ExpansionCitizens Participation Ordinance Presentation
Existing ConditionsNovember 14th 2013
204
Bedroom
203
Bedroom
202
Bedroom
200
Corridor
201
Bathroom
114
BedroomSuite113
Foyer
111
Mudroom
112
Hallway
101
Entry
110
Bathroom
101
Entry
S3
Stair
105
Closet
107
Bathroom
106
Kitchen
103
Bedroom
104
Foyer/Corridor
108
Bedroom
109
Kitchen
OxfordRoad
Sidewalk
s h
a r e d
d r i v e w
a y
e a s e m
e n t
1 6 . 5
' w i d
e
Edgeofasphaltparkingarea
Outline of buildingbelow
118.30'
152' -9 7/32"
9 3 '
- 1 1 3 / 8 "
65'-1015/16"
17' -0 3/8"
118'-319/32"
25'-0"
8'-0"
8 '
- 0 "
GasEas
ement
10'-
0"
42'-0"+/-
30'-0"
R4A
PL
PL
OverheadPowerLines
ExistingGravelParkingLot
_
.
i
i
ii
.
iScale: 1/8"= 1'-0"C PO -02 ExistingSecondFloorPlan
Scale: 1/8"= 1'-0"C PO -0
1 ExistingFirstFloorPlanScale: 1"=10'-0"CPO-0
3 Exist ingSite Plan
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515 OxfordStreet Renovation + ExpansionCitizens Participation Ordinance Presentation
Proposed Site PlanNovember 14th 2013
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515 OxfordStreet Renovation + ExpansionCitizens Participation Ordinance Presentation
Proposed Floor PlansNovember 14th 2013
UP
DN
DNUP
DN
837SF
101
LivingRoom
324SF
111
KitchenArea
223SF
109
Garage
42SF
112
Toilet
Porch
Kitchenette83SF
100Foyer
(19'x12 ')
(31'-0"x 45'-0")
35SF
113
Toilet
140SF
103
Bedroom
128SF
104
Bedroom
127SF
105
Bedroom
12SF
101A
Closet
10SF
102A
Closet
4'-5" Room Legend
1 Bedroom Suite
Bathroom
Bedroom
Common Space
Corridor
Kitchen
Storage
(9'-6"x12')(9'-6"x12')(9'-6"x12')
324SF
110.
CareTakerSuite
288SF
108
Bathroom
206SF
106
Bedroom
156SF
107
Bedroom
(10'-6" x12')
191SF
202
Bedroom
NewTerrace
137SF
203
Bedroom
140SF
204
Bedroom
140SF
205
Bedroom
182SF
207
Bedroom
139SF
206
Bedroom
(13'-0"x 10'-3")(10'-6"x12'-0")(10'-6"x12'-0")(10'-6"x12'-0")(10'-6"x12'-0")(11'-6"x15'-10")
352SF
201
Bathroom
121SF
208
Bedroom
129SF
209
Bedroom
116SF
212
Bedroom
127SF
211
Bedroom
156SF
210
Bedroom
178SF
213
Bedroom
378SF
200
Room
(9'-6"x12'-0")
(9'-6"x13'-6")
(9'-0"x16'-3")
(9'-2"x15'-3")(9'-2"x14'-3")
(15'-8"x10'-0")
Scale: 1/8"= 1'-0"CPO -2
2 F i rs t F loorPla nScale: 1/8"= 1'-0"CPO -2
3 S econdFloorPla n
FIRSTFLOORAREA: 3,354S.F.GARAGES.F.AREA: 223S.F.SECONDFLOORAREA: 3,305S.F.
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515 OxfordStreet Renovation + ExpansionCitizens Participation Ordinance Presentation
Proposed Exterior ElevationsNovember 14th 2013
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515 OxfordStreet Renovation + ExpansionCitizens Participation Ordinance Presentation
Perspective ViewsNovember 14th 2013
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Lin
den
St GeddesAve
SUniversityAve
Rid
geway
St
Gedde
s
Heights
D
r
NicholsD
r
AG
R1BR4A
P
R4C
R2A
R2A
R2B
PL
515 Oxford Rd
-Zoning Map-
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Lin
den
St
GeddesAve
SUniversityAve
Rid
geway
St
Geddes
He
ights
Dr
Nichols
Dr
515 Oxford Rd
-Aerial Map-
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Oxfor
dR
d
515 Oxford Rd
-Aerial Map-
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LANDSCAPE REQUIREMENT CHART
INTERIOR LANDSCAPE AREAS PERTAINING TO
VEHICLE USE AREA (V.U.A.) Required Provided Existing
No interior landscape areas required due to less
than 5 open space parking spots
STREET TREE REQUIREMENTS Street frontage 66.20 l.f.
Rate is 1 tree per 45' l.f. 2 2 0
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UP
DN
DNUP
DN
830SF
101
LivingRoom
282SF
111
KitchenArea
413SF
109
Garage
44SF
112
Toilet
Porch
NotEnclosed
100
Foyer
(19'x12')
(31'-0"x45'-0")
39SF
113
Toilet
137SF
103
Bedroom
125SF
104
Bedroom
124SF
105
Bedroom
9SF
101A
Closet
8SF
102A
Closet
4'-5"
(9'-6"x12')(9'-6"x12')(9'-6"x12')
287SF
108
Bathroom
187SF
106
Bedroom
139SF
107
Bedroom
(10'-6"x 12')
110
BedroomSuite
114
EntryLobby
195SF
202
Bedroom
NewTerrace
134SF
203
Bedroom
138SF
204
Bedroom
137SF
205
Bedroom
165SF
207
Bedroom
137SF
206
Bedroom
(13'-0"x10'-3")(10'-6"x12'-0")(10'-6"x12'-0")(10'-6"x12'-0")(10'-6"x12'-0")(11'-6"x15'- 10")
352SF
201
Bathroom
109SF
208
Bedroom
119SF
209
Bedroom
125SF
212
Bedroom
130SF
211
Bedroom
176SF
210
Bedroom
193SF
213
Bedroom
370SF
200
Room
(9'-6"x12'-0")
(9'-6"x13'-6")
(9'-0"x16'-3")
(9'-2"x15'-3")(9'-2"x14'-3")
(15'-8"x10'-0")
Scale:1/8"=1'-0"AP-5
2 FirstFloorPlanScale:1/8"=1'-0"AP-5
3 SecondFloorPlan
FIRSTFLOORAREA: 3,113S.F.GARAGES.F.AREA: 414S.F.SECONDFLOORAREA: 3,305S.F.
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T.O.F.F.FirstFloor925'-0"
T.O.F.F.SecondFloor933'-10"
Roof- 2ndFlrFLAT942'-3"
T.O.RoofPeak947'-111/4"
8"
T.O.F.F.FirstFloor925'-0"
T.O.F.F.SecondFloor933'-10"
Roof- 2ndFlrFLAT942'-3"
T.O.RoofPeak947'-111/4"
T.O.F.F.FirstFloor925'-0"
T.O.F.F.SecondFloor933'-10"
Roof- 2ndFlrFLAT942'-3"
T.O.RoofPeak947'-111/4"
T.O.F.F.FirstFloor925'-0"
T.O.F.F.SecondFloor933'-10"
Roof- 2ndFlrFLAT942'-3"
T.O.RoofPeak947'-111/4"
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Scale:3/16"=1'-0"AP- 6
2 EastElevation
Scale:3/16"=1'-0"AP- 6
4 NorthElevation
Scale:3/16"=1'-0"AP- 6
3 SouthElevation
Scale:3/16"=1'-0"AP- 6
1 WestElevation
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