Title
Resolution to Approve 42 North Planned Project Site Plan, Development Agreement and Wetland Use Permit, 15.32 Acres, 1430 South Maple Road (CPC Recommendation: Approval - 8 Yeas and 1 Nay)
Memorandum
Attached is a resolution requesting approval to construct 160 four-bedroom student dwelling units in five buildings. The two existing houses on the site will be removed. A total of 640 parking spaces are proposed, with 272 of them to be deferred and 30 located in garages. A clubhouse, central recreation area and maintenance/pump house are also proposed.
Planned project modifications have been requested from the height and placement standards. The petitioner has proposed building heights of 49 feet 1 inch (the maximum height permitted is 30 feet) and decreased building separation of 42 feet 6 inches between Buildings 1 and 2 and Buildings 4 and 5 (minimum 60 feet 4 inches required). Benefits justifying these modifications are energy efficiency and increased active open space area.
The petitioner has also requested a wetland use permit to allow removal of up to 53,547 square feet of wetland area and wetland mitigation, including replacement of at least 81,336 square feet, and restoration and monitoring of the remaining wetland area.
A development agreement has been prepared to address public and private utilities, a future special assessment district for improvements to South Maple Road, street name signage, tree preservation, park contribution, on-site storm water management, a fully private pressurized water distribution system, Energy Star ratings, lawn care fertilizer use, a Wetland Monitoring Plan, footing drain disconnection, and elevations. The City Attorney’s Office has reviewed the agreement and the petitioner has acknowledged concurrence with its provisions.
The City Planning Commission, on November 20, 2007, recommended approval of this proposal, subject to the approved land division and resolution of the Natural Resource and Environmental Planning Coordinator’s concerns regarding the water budget calculations. The water budget calculations have been resolved to the satisfaction of the Natural Resource and Environmental Planning Coordinator. Approval of the land division from the Grace Bible Church property is contained in the Council resolution as a contingency of the site plan approval.
The Planning Commission asked that several items be addressed prior to Council consideration. One was adding an energy star rating provision to the development agreement, which has been done. A cistern for collecting rainwater from the rooftops of several of the buildings has been added to the site plan. With regard to car sharing, the petitioner continues to work with Zip Car and other similar companies on the feasibility of providing this service to residents. An additional sidewalk leading to Maple Road has been added to the site plan to improve pedestrian circulation.
Attached for Council’s information is a petition submitted on December 6, 2007 by the Grace Bible Church supporting the proposal.
Staff
Prepared By: Laurie Foondle, Management Assistant
Reviewed By: Mark Lloyd, Planning and Development Services Manager
Jayne Miller, Community Services Administrator
Approved By: Roger W. Fraser, City Administrator
Body
Whereas, WP East Acquisitions LLC has requested site plan approval in order to construct 160 four-bedroom dwelling units in five buildings at 1430 South Maple Road;
Whereas, WP East Acquisitions LLC has also requested planned project modifications from the height and building placement requirements of Chapter 55 (Zoning);
Whereas, WP East Acquisitions LLC has also requested a wetland use permit for removal of up to 53,547 square feet of wetland area and mitigation plan, including replacement of at least 81,336 square feet, and restoration and monitoring of the remaining wetland area;
Whereas, A development agreement has been prepared to address public and private utilities, a future special assessment district for improvements to South Maple Road, street name signage, tree preservation, park contribution, on-site storm water management, a fully private pressurized water distribution system, Energy Star ratings, lawn care fertilizer use, a Wetland Monitoring Plan, footing drain disconnection, and elevations;
Whereas, The Ann Arbor City Planning Commission, on November 20, 2007, recommended approval of said requests;
Whereas, The contemplated development will comply with all applicable state, local and federal law, ordinances, standards and regulations;
Whereas, The development would limit the disturbance of natural features to the minimum necessary to allow a reasonable use of the land, applying criteria for reviewing a natural features statement of impact set forth in Chapter 57; and
Whereas, The development would not cause a public or private nuisance and would not have a detrimental effect on the public health, safety or welfare;
RESOLVED, That City Council approve the Development Agreement, substantially in the form of that attached, dated December 21, 2007;
RESOLVED, That the Mayor and City Clerk are authorized and directed to sign the Development Agreement after approval as to substance by the City Administrator and approval as to form by the City Attorney;
RESOLVED, That City Council approve the 42 North Site Plan and planned project modifications from the height and building placement requirements of Chapter 55, upon the conditions that (1) the Development Agreement is signed by all necessary parties, (2) all terms of the Development Agreement are satisfied, and (3) a land division from the existing Grace Bible Church property is approved; and
RESOLVED, That City Council approve the wetland use permit for removal of up to 53,547 square feet of wetland area and mitigation plan, including replacement of at least 81,336 square feet, and restoration and monitoring of the remaining wetland area.