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

1. Resolution #15-05-120: Final Plat
2. Resolution #15-05-121: Site Plan
3. Resolution #15-05-122: Development Agreement

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 and/or property line, whichever is closer. 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 is seven (7) feet back from the sidewalk edge.   Staff continues to work with the Applicant to adjust the building location such that it does comply with the build to standard and has addressed this within the Staff Review Letter.

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. The Applicant has added groups of coniferous shrubs between the trees parallel to Veterans Drive to address the screening requirement, similar to what was done adjacent to the parking lot south of the Municipal Center. 

The Design Framework also addresses streetscape standards. The streetscape along Sunwood Drive is already established, 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 in the Staff Review Letter to ensure a consistent appearance, including expanding the boulevard width to four (4) feet.

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 windows. The street level facade consists primarily of burnished CMU and face brick. The Applicant has provided a calculation of the percentage of brick versus the overall facade that verifies the exterior finish of the non-glazed wall area consists of at least fifty percent (50%) brick or comparable alterative (burnished CMU) per the Design Framework. The combination of materials and building articulation meets the intent of enhanced architectural features outlined in the Design Framework.

Easements will be needed to encumber portions of the public sidewalk that encroach on private property along Sunwood Drive and likely along Veterans Drive as well (as a result of needing to widen this boulevard slightly).  Staff is working with the Applicant to address 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.

The Planning Commission reviewed the request at their April 9, 2015 meeting and recommended approval of both the Plat and Site Plan for Sunwood Village, contingent upon compliance with the Staff Review Letter and with further discussion between Staff and the applicant about the potential to include ground level access to the units fronting Sunwood Drive.

The Applicant has provided a narrative to respond to the discussion with the Planning Commission.  Due to concerns regarding maintenance and safety, the Applicant has chosen not to include direct accesses to the ground floor units facing Sunwood Drive.  However, in lieu of this, they have provided additional architectural elements to improve the street/building interface, including enlarged windows on each of the bump outs, 'eyebrows' over each of the enlarged windows, and lighting fixtures.

Alternatives

Option #1: Adopt Resolutions #15-05-120,  #15-05-121 and #15-05-122 granting Final Plat and Site Plan approval for Sunwood Village as well as approving the Development Agreement for this project, contingent upon compliance with the Staff Review Letter dated May 8, 2015. The project appears to be generally consistent with the Design Framework with the necessary revisions outlined in the Staff Review Letter and thus, Staff supports this option.

Option #2: Adopt Resolutions #15-05-120, #15-05-121 and #15-05-122 granting Final Plat and Site Plan approval for Sunwood Village, as well as approving the Development Agreement for this project, with modifications and contingent upon compliance with the Staff Review Letter dated May 8, 2015.

Option #3: Do not adopt Resolutions #15-05-120, #15-05-121 and #15-05-122. 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.

The Planning Commission recommended approval of the Plat and Site Plan, contingent upon compliance with the Staff Review Letter and with further discussion between Staff and the Applicant regarding the potential to include individual entrances from Sunwood Drive for the ground floor units.

Motion to:

Adopt Resolution #15-05-120 approving the Plat entitled 'SUNWOOD VILLAGE' contingent upon compliance with the Staff Review Letter dated May 8, 2015 and upon the Applicant entering into a Development Agreement with the City.

-and-

Adopt Resolution #15-05-121 approving the Site Plan for Sunwood Village contingent upon compliance with the Staff Review Letter dated May 8, 2015 and upon the Applicant executing a Development Permit with the City.

-and-

Adopt Resolution #15-05-122 approving the Development Agreement for Sunwood Village, subject to review and approval by the City Attorney.