Consider Approvals Related to Site Plan Review for Sunwood Village; Case of CommonBond Communities

1. Resolution #15-04-088: Sketch Plan (Minor Plat)
2. Resolution #15-04-089: Site Plan Review

The City received an application for a Minor Plat and Site Plan for Sunwood Village, a proposed forty-seven (47) unit, three (3) story apartment building within The COR.  The project site is located on Outlot A, COR ONE, or upon recording of the plat, Lot 1 Block 1 Sunwood Village (the "Subject Property"), between Sunwood Drive and Veterans Drive, directly adjacent to the Residence at the COR property.  The project proposes to replat Outlot A, COR ONE into a buildable lot to accommodate the proposed apartment building.

There is an active Purchase Agreement between CommonBond Communities and the City for this parcel.  The Purchase Agreement was entered into on May 20, 2014 and the document is included for reference.

Staff attempted to notify all property owners within 700 feet of the Subject Property of the Site Plan and Minor Plat request.

The Subject Property is guided as mixed use in the Comprehensive Plan and is located in the COR zoning district.  The COR is further broken down into sub-districts to differentiate between desired uses.  The Subject Property is partially located in the COR-1 sub-district, which permits multi-story apartment buildings, and the COR-2 sub-district, which focuses more on commercial uses.  However, when the COR AUAR was most recently updated, the Subject Property was considered as residential (allowing up to eighty-four [84] residential units). Additionally, the Design Framework provides some flexibility for minor adjustments to sub-district boundaries without requiring a zoning amendment.  Thus, the project is being reviewed under the COR-1 sub-district standards.

The COR Design Framework establishes a build to standard of zero to five feet (0-5') for the building related to the public sidewalk.  The intent is that at least sixty percent (60%) of a building is located within five (5) feet of the back of the public sidewalk.  As proposed, the building would meet the intent of the build to requirement (while it may not meet the 60% threshold, that is due to the building articulation; however, it does provide a consistent building front at the build to line).  The proposed building includes two (2) ingress/egress ramps/stairs to access public entrances along Sunwood Drive.  As shown, these ramps extend out to the property line (zero setback).  However, the proposed sidewalk along Sunwood Drive will need to be widened to match the sidewalk width in front of the adjacent property.    In order to avoid potential conflicts between inattentive pedestrians and these improvements, the ramps, and by default the building, will need to be shifted south to accommodate the wider sidewalk.  Staff still believes that the intent of the build to standard is still being met as there still would not be anything separating the building from the public domain.

Minimum and maximum parking standards are also addressed in the Design Framework.  Residential uses are required to provide at least one (1) parking stall per unit and no more than two (2) stalls per unit.  There are forty-seven residential units proposed, equating to a minimum of forty-seven (47) and a maximum of ninety-four (94) parking stalls.  The Site Plan indicates there will be a total of sixty (60) surface parking stalls.  The Applicant has also requested the City allocate ten (10) parking stalls within the parking ramp for visitor use. 

The building will screen the surface parking from Sunwood Drive.  However, it will be visible from Veterans Drive and thus, screening will be necessary along this frontage.  Staff has requested that groupings of shrubs be installed, in addition to the trees, between the sidewalk and parking area along Veterans Drive to accommodate the screening requirement.  This would also be consistent with what was provided between the surface parking for the Municipal Center and Veterans Drive.

The Design Framework also addresses streetscape standards.  The streetscape along Sunwood Drive is already in place, with no additional improvements necessary (other than protecting it from damage as a result of the site improvements).  The streetscape along Veterans Drive should be consistent, in terms of boulevard and sidewalk width, with that adjacent to the Municipal Center.  Staff has identified minor revisions to this aspect of the Site Plan to ensure a consistent appearance.

The internal landscaping proposed is generally acceptable with requested revisions outlined in the Staff Review Letter.  It should be noted that the project is proposing two Best Management Practices (BMPs) related to stormwater management.  An underground cistern and a tree trench are proposed to address the first one (1) inch of rainfall as required by the LRRWMO's 3rd Generation Plan.  However, the Subject Property is within a ten (10) year capture zone of one of the community wells where infiltration is not permitted, thus, the cistern will be connected to the site's irrigation system and the stormwater will be reused throughout the summer for irrigating the site landscaping.  Both BMPs are designed with overflow outlets that, during large rain events, will route stormwater into the existing storm sewer infrastructure where it will ultimately end up in The Draw water feature (where again, the water is recycled for irrigation purposes).

High quality architecture and building materials are an essential component in fulfilling the objectives of the Design Framework. Roof design, materials, amount of windows, and overall design that breaks up the different floors and walls are all important elements to the overall building design. In the COR-1 sub-district, buildings are placed closer to the street so greater emphasis is placed on materials and design features at the street level.

The proposed finish of the building consists of a combination of burnished CMU, face brick, cement fiber board panels, metal panels, metal siding, and fiberglass windows.  The street level facade consists primarily of burnished CMU and face brick.  Staff has requested the Applicant provide a calculation of the percentage of brick versus the overall facade to verify that the exterior finish of the non-glazed wall area consists of at least fifty percent (50%) brick or comparable alterative per the Design Framework. The combination of materials and building articulation meets the intent of enhanced architectural features outlined in the Design Framework. 

It appears that there may be a need for several easements and/or agreements with the adjacent property owner.  The Subject Property is proposing to utilize existing accesses onto Sunwood Drive and Veterans Drive with the adjacent property.  There is a Reciprocal Driveway Easement recorded against both parcels that addresses this.  However, it is unclear whether that existing easement is sufficient for the proposed drive lane leading to the east wall of the building (presumably where the trash enclosure is located).  Additionally, the Site Plan also shows a private play structure area that encroaches onto the neighboring property, although it is unclear whether that encroachment accounts for a required fall zone or indicates actual site improvements.  Staff has requested clarification on both of these items.

The grading and drainage plans are generally acceptable with revisions as outlined in the Staff Review Letter.

The Environmental Policy Board reviewed the request at their March 30, 2015 meeting and recommended approval of the Landscape Plan and was also very supportive of the BMPs proposed with this project.

Alternatives

Option #1: Recommend City Council adopt Resolutions #15-04-088 and #15-04-089 granting Final Plat and Site Plan approval for Sunwood Village, contingent upon compliance with the Staff Review Letter dated April 3, 2015.  The project appears to be generally consistent with the Design Framework with the necessary revisions outlined in the Staff Review Letter and Staff supports this option.

Option #2: Recommend City Council adopt Resolutions #15-04-088 and #15-04-089 granting Final Plat and Site Plan approval for Sunwood Village with modifications and contingent upon compliance with the Staff Review Letter dated April 3, 2015. 

Option #3: Recommend City Council not adopt Resolutions #15-04-088 and #15-04-089.  There do not appear to be any major deviations from the Design Framework.  Necessary revisions have been outlined in the Staff Review Letter and as long as those revisions are incorporated into the plans, there would be no reason not to recommend approval.  Staff does not support this option.

All costs associated with processing this Application are the responsibility of the Applicant.

Staff recommends approval of the Site Plan contingent upon compliance with the Staff Review Letter dated April 3, 2015.

Motion to recommend the following:

• Recommend City Council Adopt Resolution #15-04-088 Approving the Plat entitled 'SUNWOOD VILLAGE'
• Recommend City Council Adopt Resolution #15-04-089 approving the Site Plan for Sunwood Village