It is the policy of the Planning Commission to not take action on an item the evening of its introduction.

If the Planning Commission approves the proposed subdivision by preliminary plat and rezoning, and has no concerns with site plan/building authorization request, staff recommends the following action:

Recommend approval of a 135-unit multi-family residential apartment building on Lot 2, Block 1, of the proposed Orchard Place 5th Addition (according to the preliminary plat).

Roger Fink on behalf of Trident Development (“Applicant”) has applied for a Site Plan and Building Permit Authorization to construct a 135-unit multi-family residential apartment building on Outlot D of the Orchard Place 2nd Addition (“Subject Property”). Rockport, LLC (“Owner”) currently owns the Subject Property. This development will be located on Lot 2, Block 1, of the proposed Orchard Place 5th Addition.

The Subject Property is generally located at the northwesterly corner of English Avenue and 157th Street West. The approximately 5.62-acre site is currently vacant except for existing storm sewer, light poles (along English Avenue), and a 40-foot (40’) drainage and utility easement.

On December 26, 2024, the City Council approved a request by the Applicant for a Comprehensive Plan Amendment (CPA) to change the land use designation of the subject property from Commercial (C) to High Density (HD).

In conjunction with this Site Plan Review, the developer and current property owner of the existing Outlot D has also applied for a preliminary plat and rezoning of the subject property. Action on the Site Plan Review cannot be taken unless the plat and rezoning are approved.

Comprehensive Plan:

The subject property was recently reguided for High Density (HD). Per the 2040 Comprehensive Plan, HD areas include multiple-family structures (apartments and condominiums) at densities greater than 12 units per acre. The HD designation fits with M-7, M-8, and PD zoning districts. The proposed project aligns with the HD land use designation.

Zoning:

The subject property is zoned Retail Business (RB). This site is required to be rezoned as it is currently inconsistent with the guiding of the site. A separate application is requested for the rezoning of this proposed property as well as Lot 1 and Outlot B of Orchard Place 5th Addition. By utilizing a custom "PD" zoning district, the City will be able to consider and adopt specific performance standards related to each zone within the Planned Development. As stated, action on the Site Plan Review cannot be taken unless the preliminary plat and rezoning are approved.

Table 1 summarizes the proposed building and site dimensions in relation to Chapter 155, Appendix B. Requirements for Multi-Family Districts and Section 155.379 Minimum Required Spaces.

Table 1. Dimensional Standards

Site Plan:

The proposed site plan includes a four-story (40,500 SF) multi-family apartment building with 135 dwelling units. Per the Applicant’s narrative, the site will have several indoor and outdoor amenities/common spaces for resident use, including: 

• Bike storage/parking
• Fitness room
• Storage lockers
• Game room
• Community room
• Rooftop patio
• Dog wash area
• Dog run
• Sport court
• Kids play area
• Outdoor patio

The submitted site plan shows four (4) driveways off English Avenue to the east. A condition will be included in the resolution that only three (3) driveways will be permitted as recommended by the City Engineer. The site will include a total of 340 parking spaces, or a ratio of 2.52 stalls per unit. Underground and covered parking stalls will be accessible by entrances located on the northern and southern ends of the proposed building. All utility meters, mechanical equipment, and refuse rooms will also be located within the underground parking garage. 

The main entrance of the proposed building will face east towards English Avenue. There will also be four (4) ancillary entrances, as well as emergency access on all sides of the building.

Private interior walking/biking paths will connect to the existing North Creek Greenway to the north and English Avenue to the east. Private interior paths will also connect to outdoor site amenities including a dog run, a sport court, a patio, and a children’s play area. 

Grading and Utilities:

An existing 40' wide drainage and utility easement is located within the proposed parking lot and along the northern property line within proposed Outlot B, which will be dedicated to the City. The City Engineer has reviewed the grading and utility plans, and their comments are included in the attached documents. Issuance of a building permit, grading activity, or utility installation is contingent upon the review and approval of the final grading and utility plans by the City Engineer. 

Elevations:

Section 155.346(B)(1) establishes exterior vertical surface design standards and states the following:

All exterior vertical surfaces of residential, multiple residential, commercial, industrial and institutional structures of any type shall be treated as a front and have an equally attractive or same fascia.

The proposed building incorporates architectural features found on several existing apartment developments in the City, such as Springs at Cobblestone Lake, Hearthstone, and Remington Cove. Exterior building materials include cultured stone, thin brick, and lap and board/baton siding. A band of stone visually distinguishes the first floor from the remaining three floors. Large windows with muntin and mullion details create a divided light pattern and architectural interest. Each unit will have its own balcony, allowing opportunity for activity on all sides of the proposed structure. 

Architectural plans are included in the submitted plan set.  

Signage:

A proposed monument sign will be placed at the most southern entrance to the property off English Avenue. A wall-mounted building sign is also proposed on the exterior of the building facing 157th Street. Both building signs must be approved under separate permits.

Landscape Plan & Public Use Dedication:

Section 155.349 requires landscaping for new multiple residential developments to be installed on site at 2.5% of the means construction cost of the building. If the proposed PD ordinance is approved, landscaping costs may be reduced by 1% if upgraded landscaping materials (public art, fountains, decorative paving, public benches, bike racks, etc.) are incorporated into the landscaping plan. City Staff is aware that the Applicant has faced challenges meeting the 2.5% landscape requirement on the site. Staff will continue to work with the Applicant on this issue. 

Section 153.29 also requires a portion of any proposed subdivision to be dedicated for conservation purposes or for public use as parks, recreational facilities, playgrounds, trails, wetlands, or open space. The Applicant’s narrative acknowledges that Outlot B will be dedicated to the City after landscaping and public trail improvements are made. The proposed trail on Outlot B will connect English Avenue to the North Creek Trail. Interior private walkways will connect the trail to the proposed apartment structure.