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    8.    
City Council Regular
Meeting Date: 07/18/2017  
Subject:    PC 17-13, Preliminary Plat, Riverdale Station Apartments, Sherman Asscociates
From: Scott Harlicker, Planner

INTRODUCTION
The applicant is requesting preliminary plat approval for a three lot subdivision. The plat is being proposed in conjunction with a site plan for a 251 unit apartment complex. The proposed plat will create three lots, one for each apartment building and one for a future commercial building.
DISCUSSION
The applicant is proposing to subdivide 15.2 acres into three lots and an outlot. Lot 1 is 3.3 acres and is proposed to be developed as an apartment. Lot 2 is 5.1 acres and is also being proposed to be developed as an apartment. Lot 3 is a small commercial lot (.5 acres) and is proposed to be developed with a small commercial building. The outlot is 6.3 acres is proposed to be developed in the second phase of the project with two senior apartment buildings. The outlot will have to be platted prior to development.

Lot Dimensions

There are no minimum lot dimensions or size requirements. However, the maximum lot size is 2 acres. The applicant is proposing two lots that exceed the two acre lot size maximum. The Riverdale Station Transit District does allow for dimensional flexibility. This flexibilty is required for to allow two lots that are larger than two acres.

Findings.

The City Council may approve modification of one or more area or dimensional standards if an applicant demonstrates such modification will result in better integration of uses, provide significant site amenities, buffers, and other elements to offset any potentially harmful effect that could be caused by this use or provide additional public amenities that will further the intent of this Section.

The granting of dimensional flexibility will result in better integration of uses, provide significant site amenities, buffers, and other elements to offset any potentially harmful effect that could be caused by the larger lots. The larger lots are needed to accommodate the apartment buildings, stormwater management pond and two parks. The larger lots can also accommodate additional landscaping.

Park Dedication

Park dedication should be paid for this project at the rate of $1,300 per unit for the apartments and $5,000 per acre for the commercial site. Park dedication will be collected prior to the issuance of building permits. Park dedication for the oultlot will be assessed at the time it is platted.

Planning Commission Meeting

At the June 15th Planning Commission meeting no residents spoke at the public hearing. The applicant brought up the issue of park dedication fees. He asked if the Commission could possibly reduce or waive the required park dedication fees; staff explained that neither the Commission nor staff have that authority. The request would have to be made to the City Council. To address that issue, the Commission included the following condition in their recommendation:

Park dedication for the plat must be paid prior to the issuance of building permits in the amount of $1,300 per unit for the apartments and $5,000 per acre for the commercial site, unless otherwise determined by Council.

Total park dedication for the 251 apartments is $326,300 and $2,570 for the commercial site.

The Commission voted unanimously to recommend approval of the preliminary plat.
 
RECOMMENDATION
In Planning Case 17-13, the Commission recommended Council approve the proposed preliminary plat with the following conditions:
  1. All Engineering comments be addressed.
  2. Park dedication for the plat must be paid prior to the issuance of building permits in the amount of $1,300 per unit for the apartments and $5,000 per acre for the commercial site, unless otherwise determined by Council.
In Planning Case 17-13, the Council approve dimensional flexibility for lots larger than two acres based on the following:

The granting of dimensional flexibility will result in better integration of uses, provide significant site amenities, buffers, and other elements to offset any potentially harmful effect that could be caused by the larger lots. The larger lots are needed to accommodate the apartment buildings, stormwater management pond and two parks. The larger lots can also accommodate additional landscaping.

Attachments
Location Map
Preliminary Plat

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