TO: Mayor and City Council
FROM: James V. Capparelli, City Manager
SUBJECT:
title
Ordinance Approving a Preliminary Planned Unit Development of Timber Pointe Unit 2 Subdivision (PUD-4-23)
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BACKGROUND:
The petitioner and developer, Tallgrass Estates, LLC, is requesting approval of a preliminary planned unit development of Timber Pointe Unit 2 Subdivision. This PUD consists of two additional 16-unit townhouse buildings (32 units) within the existing Timber Pointe Subdivision, which is located at the southeast corner of McDonough Street and SE Frontage Road.
The original planned unit development for Timber Pointe Subdivision was approved by City Council in September 2019, and the recording plat was approved in March 2021. The PUD consisted of six 16-unit and two 12-unit rental townhouse buildings (120 total units) with a density of 5.91 units per acre. The PUD also included a clubhouse and common area, a private street, and a storm water management pond. In September 2022, City Council approved the Resubdivision of Lot 2 Timber Pointe PUD (Ordinance #18407), which created separate lots for each of the original 8 buildings and a lot containing the private road and common area (Lot 9). The development is currently under construction, with three 16-unit buildings completed and occupied and two 12-unit buildings near completion. The existing zoning is R-4 (multi-family residential).
Timber Pointe Unit 2 proposes two new buildings and additional storm detention to be built on Lot 3 of the original PUD. The developer and the Park District initially had a tentative agreement to dedicate Lot 3 as a dog park, but ultimately the Park District did not want a land contribution, so the final agreement was for the developer to pay a cash contribution in lieu of land dedication. Therefore, at the time of recording plat approval, Lot 3 was left undeveloped for possible future development.
The density for the entire 19.33-acre subdivision would be 7.86 units per acre with the approval of these two additional buildings (152 units total). The density requirement for the R-4 zoning district is typically 6 units per acre. The proposed buildings will have the same design and layout as the previously approved 16-unit buildings. The exterior material is primarily brick, along with fiber cement siding. Each unit will contain 2 bedrooms. Monthly rental rates start at $1,950.00. The proposal includes 68 parking spaces, with 52 surface parking spaces along the access driveways and 16 spaces total within the four garages. The off-street parking requirement for 32 multi-family units is 48 spaces, so the proposed parking spaces exceed the requirement. Architectural elevations, floor plans, and landscaping plans are attached.
Timber Pointe Unit 2 consists of 5 lots. Lot 3 from the original PUD is divided into three lots, with one lot per building and a storm detention lot. Lot 9 from the Lot 2 Resubdivision is split into two lots: one for the private road and one for the common area. The private road, future clubhouse, and all common areas are the responsibility of the management company. The townhouse units are currently rental units but could potentially be converted to condo ownership by the developer in the future. As with the original PUD approval, the preliminary PUD ordinance includes conditions related to the maintenance of the development and possible conversion to condo ownership.
Public improvement requirements for Timber Pointe Subdivision were previously established with the original record plat (Ordinance #18198). Water and sewer connection fees, school donation fees, and development impact fees will be required. The Park District has agreed to an additional cash contribution for each building per the original agreement. It should be noted that the developer sent notices by certified mail to residents of Timber Oaks subdivision to the north and also contacted the Timber Oaks Homeowners Association and management company (Bay Property Services).
PLAN COMMISSION PUBLIC HEARING:
The Plan Commission held a public hearing on this matter on March 16, 2023. Joseph Hammer, with Ruettiger, Tonelli and Associates, Inc., represented the petition. No one appeared or submitted comments in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE PLAN COMMISSION:
recommendation
Jeff Crompton moved that the Plan Commission recommend approval of the Preliminary Planned Unit Development of Timber Pointe Unit 2 Subdivision. Jason Cox seconded the motion, which passed with seven (7) aye votes. Voting aye were: Kella, Cox, Crompton, Roehr, Rousonelos, Wunderlich, and Heath. Absent were: Dillon and Perez.
RECOMMENDATION:
recommendation
The Administration concurs with the recommendation of the Plan Commission and recommends the Mayor and City Council adopt the following:
1. Ordinance Approving a Preliminary Planned Unit Development of Timber Pointe Unit 2 Subdivision
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