Open the public hearing, receive comments, and close the public hearing. It is the policy of the Planning Commission not to act on a public hearing item the night of the public hearing.
However, if there are no comments at the public hearing, and the Planning Commission concurs, staff recommends the following action:
Recommend approval of a subdivision by preliminary plat of a 16.22-acre outlot into two lots and two outlots, subject to the draft resolution.
HJ Development, and Rockport, LLC, are requesting approval of the subdivision of a 16.22-acre outlot (Outlot D, Orchard Place 2nd Addition) into two lots and two outlots. This request is consistent with the proposed rezoning from "RB" (Retail Business) to "PD" (Planned Development) of Lot 1 and Lot 2, Block 1 and Outlot B, Orchard Place 5th Addition (according to the preliminary plat). Provided that the rezoning and preliminary plat are approved, the submitted site plan/building permit authorization requests for the intended users of Lot 1 and Lot 2 can be considered and reviewed.
Lot 1, Block 1, Orchard Place 5th Addition will be the site of a proposed indoor/outdoor recreation facility and Class 1 restaurant -- Skyline Social & Games.
Lot 2, Block 1, Orchard Place 5th Addition will be the site of a 135-unit multi-family apartment complex.
The site is generally located at the northwest corner of 157th Street West and English Avenue and is a part of the larger Orchard Place area development.
Please note that this subdivision request was originally applied for under the name of Orchard Place 3rd Addition. It was determined that this plat name is already used for an existing recorded plat. Therefore, the proposed plat name has been updated to Orchard Place 5th Addition.
Comprehensive Plan: The subject property is currently guided "C" (Commercial) on the north 10.6 acres of the outlot. Commercial areas include a wide variety of retail, office and service uses that vary in intensity and off-site impacts. The remaining southern 5.62 acres of the outlot were recently amended to be guided from "C" (Commercial) to "HD" (High Density Residential, 12+ units/acre).
Zoning: The property is currently zoned "RB" (Retail Business). Outlot A will remain zoned "RB". If the PD Ordinance is approved, Lot 1, Lot 2 and Outlot B will be rezoned to PD.
Lot 1 is the site of a proposed indoor/outdoor commercial recreation facility and Class I restaurant. Lot 2 is the site of a proposed 135-unit multi-family apartment complex. Both proposed uses and site plans require greater zoning flexibility to encourage a more creative and efficient approach to the use of the subject property. The "PD" rezoning will be considered under a separate public hearing, please see the rezoning staff report for more details.
Preliminary Plat: The applicant is proposing to subdivide an existing 16.22-acre outlot into two lots and two outlots. Lot 1 would be the site of the proposed Skyline Social restaurant and recreation facility. Lot 2 would be the site of the proposed multi-family apartment development. Outlot B is intended to be dedicated to the City with a trailway that connects the North Creek Greenway to English Avenue. Outlot A has no identified proposed use and would need to be replatted in the future if further developed.
Both Lot 1 and Lot 2 will abut a public street. Outlot A has no public street frontage. A lot such as this is described as a landlocked parcel, which is defined as a lot or parcel without direct access to a public street. As a general rule, landlocked parcels that are served by private easements will not be permitted. The City may permit landlocked parcels in a commercial complex provided they have access to a public street by an easement over another parcel within the same complex. Therefore, a cross access easement will be required for the outlot.
A 30-foot-wide drainage easement will be located along the east property line of the lots and outlot. This is the current location of the west half of English Avenue, a private street that provides access to the existing Orchard Place 2nd Addition as well as this proposed development.
A 17-foot-wide trail easement will be included on Lot 1 and Outlot A where a proposed public trail that is interior to the sites would be provided. The trail would be constructed by the applicant and users of the sites but maintained by the City. Lot 1 will also include a variable width drainage and utility easement at the northwest corner of the proposed lot. This easement would cover the portion of the existing stormwater pond area that is within the existing Outlot D.
Other easements within this proposed preliminary plat include two 40-wide drainage and utility easements, and a 104-foot-wide Magellan Pipeline easement. These easements shall remain as part of the replat of the outlot.
Site Plan: The site plans for the proposed lots are being considered under separate applications.
Grading Plan: The overall site has been mass grading as part the sand and gravel reclamation. Additional grading will be done to Lot 1, Lot 2, and Outlot B by the intended users of the sites.
Availability to Municipal Utilities: Watermain and sanitary sewer lines are currently located in the English Avenue easement area. Utility service to the site will be made via connections to the existing lines. The City's Civil Engineer has reviewed the utility plan and comments are contained in the attached memo.
Street Classification/Circulation: The proposed plat abuts 155th Street West to the north and 157th Street West to the south -- both streets are classified as minor collectors. English Avenue to the east of the plat is a private street. The Engineering memo includes information on traffic demands.
Park Dedication: Park dedication requirements are required as part of any subdivision and are determined based upon the parkland demand created by the use contained within each subdivision as it relates to the generation of person-residents. The amount of parkland required for each person-resident is based on the need for parkland to achieve the park services standard which the City has set through its historic parkland development. Park Dedication will be calculated based on the intended users and development plan of each site. Since development of Outlot A is not proposed at this time, park dedication will be collected at the time of replatting and development, which will be documented in the Development Agreement.