City Council Meeting - FINAL

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Meeting Date: 11/03/2020  
From: Genevieve Pearthree, Planning Development Manager

Consideration and Approval of Preliminary Plat  Miramonte Beaver, LLC requests Preliminary Plat approval for Miramonte at Butler Ave.—a condominium subdivision consisting of 32 residential units and one ground floor restaurant space at 207 S. Beaver St. on 0.54 acres in the T5 Main Street Transect Zone.
Staff recommends, based on the required findings and the Planning and Zoning Commission recommendation of approval (5-0 vote), that the City Council approve the Preliminary Plat.
Executive Summary:
This is a request for Preliminary Plat approval for a 32-unit residential condominium subdivision known as Miramonte at Butler Ave. This project has already been approved administratively and construction has commenced on the site.  Approval of this plat will enable the applicant to sell the units instead of renting them.  There is no Affordable Housing affliated with this development.
Financial Impact:
No financial impacts are anticipated with this Preliminary Plat.
Policy Impact:
There are no policy impacts affiliated with this Preliminary Plat.
Connection to PBB Key Community Priorities/Objectives & Regional Plan:
PBB Key Community Priorities/Objectives
Robust Resilient Economy - Grow and strengthen a more equitable and resilient economy.

Regional Plan Policies and Goals
  • Goal ED.8 Promote the continued physical and economic viability of the region’s commercial districts by focusing investment on existing and new activity centers.
  • Policy E.1.4 Promote cost-effective, energy-efficient technologies and design in all new buildings for residential construction.
  • Policy LU.5.1. Encourage development patterns within the designated growth boundaries to sustain efficient infrastructure projects and maintenance.
  • Policy LU.5.2. Promote infill development over peripheral expansion to conserve environmental resources, spur economic investments, and reduce the cost of providing infrastructure and services.
  • Policy LU.10.5. Consider vacant and underutilized parcels within the City’s existing urban neighborhoods as excellent locations for contextual redevelopment that adds housing, shopping, employment, entertainment, and recreational options for nearby residents and transit patrons.
  • LU.18.4. Encourage developers to provide activity centers and corridors with housing of various types and price points, especially attached and multifamily housing.
  • Policy WR.4.3. Development requiring public utility services will be located within the Urban Growth Boundary.
Has There Been Previous Council Decision on This:
Options and Alternatives:
1. Approve the Preliminary Plat with no conditions, as recommended by the Planning and Zoning Commission.
2. Approve the Preliminary Plat with conditions.
3. Deny the Preliminary Plat based on non-compliance with the Zoning Code, the Subdivision Code, and/or the Engineering Design Standards and Specifications for New Infrastructure.
Inter-Division Staff (IDS) approved the Site Plan for the development (PZ-18-00194-01) on August 8, 2019, and approved a Minor Modification to the Site Plan on October 21, 2019 (PZ-18-00194-02). Civil Engineering Plans were approved on April 13, 2020 (PZ-18-00194-03). City staff approvals were based on conformance with all relevant City Development Standards. The applicant intends to submit Building Permit applications shortly.

The project is being developed according to the standards for the T5 Main Street Transect Zone, the Commercial Block Building Type, and the Shopfront Private Frontage Type. It contains a 2,704 sq. ft. restaurant space on floor 1, and 32 residential units on floors 2 – 5. There are eight units per floor, and they are one, two, and three-bedroom units. They range from 722 to 1,279 square feet.

IDS approved the Preliminary Plat on September 10, 2020. On October 14, 2020, the Planning and Zoning Commission voted 5-0 in favor of forwarding the Preliminary Plat to the City Council with a recommendation of approval.
Key Considerations:
Staff approval of the Site Plan, Civil Engineering Plans, and Preliminary Plat signifies that the project complies with Title 10: Zoning Code, Title 11, General Plans and Subdivisions, and Title 13: Engineering Design Standards and Specifications for New Infrastructure. Thus, the applicant was permitted to apply for additional grading and other permits, which have since been approved.

However, the applicant has opted to create a Condominium Plat to allow the units to be sold individually (without this condominium plat, the units would be apartments). In this case, ownership is of the airspace within each unit and of the limited common elements (porches, decks) associated with each unit. Shared areas inside each building and the spaces between the floor plates and walls are considered “common elements.” Tract “A” contains all areas outside of the buildings and the limited common elements. It will be maintained by the Homeowner's Association and will be used for parking and landscaping, and as a private drainage and utility easement.
Community Benefits and Considerations:
The community benefits of this project are encapsulated in the PBB Key Community Priorities/Objectives and the Regional Plan goals and policies that it meets, such as promoting economic development, providing a diversity of house types, and encouraging compact, infill development in an existing activity center.
Community Involvement:
Inform. No public hearings or public outreach are required by either the Zoning Code or the Subdivision Code as part of the Preliminary Subdivision Plat review process.
Preliminary Plat
Council Presentation
Vicinity Map
Landscape Plan
Utility Letters
Miramonte at Butler Preliminary Plat - Staff Report


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