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Consideration of a request by Mariana Arena, Engberg Anderson Architects, for Planned Unit Development final plans at 11220 W. Burleigh Street for a multi-unit building (The Foundry)
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Submitted by:
Tamara Szudy
Department:
Development
A. Background/Options
In 2011, the City granted approval of a Preliminary Planned Unit Development (PUD) for the Mayfair Collection mixed-use development at the northeast corner of Burleigh Street and I-41. The project anticipated the development of retail, hospitality, restaurants, office, and high-density housing on the approximate 70-acre site. Since 2011, Final PUD approvals have been granted for portions of the project area and the Mayfair Collection has transitioned into a vibrant, regional shopping and dining destination.
In January 2023, the City approved a Final PUD for Phase 1 of The Foundry housing development, consisting of two five-story, mixed-use buildings containing 289 residential units and an underground basement with 672 stalls and long-term bicycle parking.
The applicant is now proposing a Final PUD for Phase 2 of The Foundry which consists of two five-story multi-family buildings containing 234 units, underground parking with 688 stalls, and landscape terraces between buildings. Project amenities will be shared with Phase 1 of the development and include a pool, gym, grilling areas, dog park, and social gathering spaces. Multi-modal pathways and public open spaces are also incorporated.
Final PUD plans are reviewed for compliance with conditions placed on the Preliminary PUD approval from 2011. The Preliminary PUD approval for the Mayfair Collection contemplated multi-family housing in this location. The resolution and preliminary information is attached. Some preliminary approval conditions are recommended for placement on the final approval as they relate to subsequent approvals and/or requirements necessary to obtain other permits:
1. Plans showing adequate sewer capacity, environmental remediation, and stormwater management subject to approval by the City Engineer.
Status: Final approval condition. See Engineering comments below.
2. Parking lot and traffic circulation plans including a traffic impact study subject to approval by the City Engineer.
Status: Related to condition #1 above. See Engineering comments below.
3. Plans for water supply to the site subject to approval by the City Engineer.
Status: Final approval condition. See Engineering comments below.
4. Final building plans designating design and materials recommended by the Design Review Board.
Status: Complete.
5. Emergency vehicle access plan subject to approval by City police and fire departments.
Status: Final approval condition.
See Engineering comments below.
6. Legal division of the parcel as necessary to comply with local ordinances.
Status: Complete.
7. Final landscaping plan showing a detailed list of plantings and details for planting areas.
Status: Final approval condition. See Engineering comments below.
8. Phasing plan outlining anticipated uses on the site and marketing plan for attracting the desired mix of uses.
Status: Complete.
9. Maintenance plan detailing how any undeveloped portions of the property will be maintained.
Status: Complete.
10. Approved plan showing pedestrian and bicycle access to the site.
Status: Final approval condition. See Engineering comments below.
11. Inclusion of adjacent business and/or property owner in discussions regarding redevelopment and access.
Status: Complete.
12. Retail development must be in compliance with Chapter 24.25 of the Municipal Code.
Status: Does not apply to this application.
13. Final developer’s agreement approved by the Common Council.
Status: Complete for existing Mayfair Collection development.
14. Obtaining all other applicable licenses and permits.
Status: Final approval condition.
B. Staff Comments
Planning/Zoning Division
No issues. When the Synergy project was approved in 2016, construction of additional housing units was anticipated. The approval information is linked.
Building Division
Plan review, applicable building permits and DSPS plan approvals required. Final Occupancy inspection and approval required prior to occupancy.
City Assessor’s Office
Provide detailed costs of any alterations and/or new construction as well as income and expense information as requested by the Assessor’s office.
City Clerk’s Office
No issues.
Engineering Division
Site plans showing adequate sewer capacity, construction staging information, lighting, and storm water management subject to approval by the Engineering Division.
Fire and domestic water demand calculations must be submitted prior to Final Site plan approval. Fire flow calculations must be in accordance with City Code Section 14.20.080 and NFPA 13. Hydrants within the proposed development may be required and the locations coordinated with the Fire, Water, and Engineering Departments. The civil plans show an existing 12” public water main just west of the proposed building that will need to be relocated. All proposed public water main construction to be designed, constructed, and full-time public inspection paid for by the developer. The water main must be dedicated to the City prior to final occupancy of the building.
The proposed emergency vehicle turnaround areas are subject to approval by the Fire Department.
Applicant shall meet all requirements of code chapter 24.12 pertaining to landscaping; including the requirement for a landscape performance guarantee (Section 24.12.070).
The proposed dog park is shown on a separate parcel and will require an access easement/agreement for the intended users of this park.
Fire Department
All applicable fire code must be adhered to. Fire department connection locations are subject to Fire Department approval.
Health Department
No issues.
Police Department
No issues.
C. Recommendation
Staff recommends approval subject to:
1. Providing detailed costs of any alterations and/or new construction, as well as income and expense information as requested by the Assessor's office.
2. Site plans showing adequate sewer capacity, construction staging information, lighting, adequate short- and long-term bicycle parking, and storm water management subject to approval by the Engineering Division.
3. Plans for water supply to the site subject to approval by the Fire, Water, and Engineering departments.
4. Emergency vehicle access plan subject to approval by City Police and Fire departments.
5. Final landscaping plan in compliance with WMC 24.12 showing a detailed list of plantings and details for planting areas and subject to approval by the Development Department.
6. Plan showing pedestrian and bicycle access to the site subject to approval by the City Engineer.
7. Establishment of an access easement between the subject parcel and dog park.
8. Obtaining all other applicable licenses and permits.
9. In the event the landowner fails to commence development shown on the final development plan within 12 months after final approval has been granted, then such final approval will lapse and be of no further effect unless the time period is extended by the common council upon written application by the landowner.