HJ Development and Rockport, LLC, are requesting approval of a rezoning of Lot 1 and Lot 2, Block 1 and Outlot B of Orchard Place 5th Addition (see the preliminary plat) from "RB" (Retail Business) to "PD" (Planned Development). This request aligns with a proposed subdivision of a 16.22-acre outlot (Outlot D, Orchard Place 2nd Addition) into two lots and two outlots. Provided that the rezoning and preliminary plat are approved, the site plan/building permit authorization requests for Lot 1 and Lot 2 may be reviewed and approved. A summary of the intended use of each Lot is provided:
Lot 1, Block 1, Orchard Place 5th Addition would 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 would 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 the 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 southern 5.62 acres of the outlot was recently revised under a separate comprehensive plan amendment from "C" (Commercial) to "HD" (High Density Residential, 12+ units/acre). Said amendment was approved by the City Council by Res. No. 2024-162, adopted December 26, 2024.
Zoning: The entire Outlot D parcel is currently zoned "RB" (Retail Business). See the Preliminary Plat for lot/outlot configurations to align with the proposed rezoning. Outlot A will remain zoned "RB", while the northern 7.1 acres and the southern 5.62 acres of the existing outlot are planned to be placed in a new and proposed PD-Planned Development district, to be considered under a separate application. As described below, certain segments of this Outlot D will be replatted as Lots 1 and 2, which will provide newly platted lots for two separate development projects (also to be considered under two separate Site Plan/Building Permit Authorization applications).
The applicant is requesting to rezone the proposed Lot 1 and Lot 2, Block 1 and Outlot B to "PD" (Planned Development). 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.
City code defines a Planned Development as an urban development often having two or more principal uses and having specialized performance standards relating to an overall approved development plan to provide for an optimal land use relationship. A Planned Development provides the following:
- Allows for a variety in the types of environment available to the people of the city;
- Encourages more efficient allocation and maintenance of privately controlled open space in residential developments through the distribution of overall density of population and intensity of the land use where an arrangement is desired and feasible;
- Provides the means for greater creativity and flexibility in environmental design than is provided under the strict application of the zoning and subdivision chapters while at the same time preserving the health, safety, order, convenience, prosperity and general welfare of the city and its inhabitants;
- Encourages an overall design within the natural boundaries for an area; and Provides an overall guide for developments that are staged because of the size of an area.
Rezoning to Planned Development allows the City to work with the landowner/developer on identifying the type of uses, site coverage, area requirements and performance standards, and development phasing specific to the project area. The draft "PD" ordinance is attached for further review.
The proposed Planned Development is divided into two zones. Zone 1 will encompass, Lot 1, the 7.1-acre site to the north (the proposed Skyline Social property). This zone will have an underlying designation of "RB". The applicant is asking for flexibility to the "RB" zoning due to the proposed ~51,000 sq. ft. outdoor patio/recreation facility. An outdoor recreation facility is not a permitted or conditional use in the "RB" zone.
Zone 2 will encompass Lot 2, the southern 5.62-acre site (the proposed multi-family apartment), and the 0.53-acre Outlot B. This zone will have an underlying designation of "M-7" and "M-8" multi-family zoning districts. The applicant is asking for flexibility to the traditional high-density multi-family zoning districts due to the parking setbacks and landscape/trail improvements.
The proposed "PD" requirements and performance standards would also offer flexibility and a creative approach to landscaping, parking, and trails and sidewalks.
Preliminary Plat: The preliminary plat is being considered under a separate public hearing. Please see the Orchard Place 5th Addition staff report for more information.
Site Plan, Landscaping, Elevations, Grading, and Utilities: The staff reports for the corresponding site plan/building permit authorization requests for Lot 1 (Skyline) and Lot 2 (multi-family development) include details related to each site.