Consideration and Approval of Final Plat  Miramonte Beaver, LLC requests Final Plat approval for Butler Avenue Condominiums—a condominium subdivision consisting of 32 residential units and one ground floor restaurant space at 207 S. Beaver St. on 0.54 acres in the T5 Main Street Transect Zone.

This is a request for Final Plat approval for a 32-unit residential condominium subdivision known as Butler Avenue Condominiums. This project has already been approved administratively and construction has commenced on the site.  Approval of this plat will enable the applicant to sell the units instead of renting them (this plat turns the for-rent apartments into for-sale condominiums, which may be sold).  There is no Affordable Housing affiliated with this development.

No financial impacts are anticipated with this Final Plat.

There are no policy impacts affiliated with this Final Plat.

PBB Key Community Priorities/Objectives
Robust Resilient Economy - Grow and strengthen a more equitable and resilient economy.

Regional Plan Policies and Goals

• Goal ED.8 Promote the continued physical and economic viability of the region’s commercial districts by focusing investment on existing and new activity centers.
• Policy E.1.4 Promote cost-effective, energy-efficient technologies and design in all new buildings for residential construction.
• Policy LU.5.1. Encourage development patterns within the designated growth boundaries to sustain efficient infrastructure projects and maintenance.
• Policy LU.5.2. Promote infill development over peripheral expansion to conserve environmental resources, spur economic investments, and reduce the cost of providing infrastructure and services.
• Policy LU.10.5. Consider vacant and underutilized parcels within the City’s existing urban neighborhoods as excellent locations for contextual redevelopment that adds housing, shopping, employment, entertainment, and recreational options for nearby residents and transit patrons.
• LU.18.4. Encourage developers to provide activity centers and corridors with housing of various types and price points, especially attached and multifamily housing.
• Policy WR.4.3. Development requiring public utility services will be located within the Urban Growth Boundary.

City Council unanimously approved the Preliminary Plat on November 3, 2020 (on October 14, 2020 Planning and Zoning Commission voted 5-0 to forward the Preliminary Plat to City Council with a recommendation of approval).

1. Approve the Final Plat with no conditions, as recommended by staff.
2. Approve the Final Plat with conditions.
3. Deny the Final Plat based on non-compliance with the Zoning Code, the Subdivision Code, and/or the Engineering Design Standards and Specifications for New Infrastructure.

Inter-Division Staff (IDS) approved the Site Plan for the development (PZ-18-00194-01) on August 8, 2019, and approved a Minor Modification to the Site Plan on October 21, 2019 (PZ-18-00194-02). Civil Engineering Plans were approved on April 13, 2020 (PZ-18-00194-03). City staff approvals were based on conformance with all relevant City Development Standards. The building permit application for this development is currently under review.

The project is being developed according to the standards for the T5 Main Street Transect Zone, the Commercial Block Building Type, and the Shopfront Private Frontage Type. It contains a 2,704 sq. ft. restaurant space on floor 1, and 32 residential units on floors 2 – 5. There are eight units per floor, and they are one, two, and three-bedroom units. They range from 722 to 1,279 square feet.

IDS administratively approved the Preliminary Plat on September 10, 2020. On October 14, 2020, the Planning and Zoning Commission voted 5-0 in favor of forwarding the Preliminary Plat to the City Council with a recommendation of approval. City Council unanimously approved the Preliminary Plat on November 3, 2020.

IDS administratively approved the Final Plat on December 17, 2020. Final plats are not heard by the Planning and Zoning Commission and instead go directly to City Council once they are administratively approved.

Staff approval of the Site Plan, Civil Engineering Plans, Preliminary Plat, and Final Plat signifies that the project complies with Title 10: Zoning Code, Title 11, General Plans and Subdivisions, and Title 13: Engineering Design Standards and Specifications for New Infrastructure. Thus, the applicant was permitted to apply for additional grading and other permits, which have since been approved.

However, the applicant has opted to create a Condominium Plat to allow the units to be sold individually (without this condominium plat, the units would be apartments). In this case, ownership is of the airspace within each unit and of the limited common elements (porches, decks) associated with each unit. Shared areas inside each building, on the roof, and the spaces between the floor plates and walls are considered “common elements.” Tract “A” contains all areas outside of the buildings and the limited common elements. It will be maintained by the Homeowner's Association and will be used for parking and landscaping, and as a private drainage and utility easement.

The community benefits of this project are encapsulated in the PBB Key Community Priorities/Objectives and the Regional Plan goals and policies that it meets, such as promoting economic development, providing a diversity of house types, and encouraging compact, infill development in an existing activity center.

Inform. No public hearings or public outreach are required by either the Zoning Code or the Subdivision Code as part of the Final Subdivision Plat review process.