406 Bee Street plan

MEMORANDUM To: Planning Commission From: Planning Staff (PD)

RE: Date:

C.A. Application 3/6/2020

C.A. Site Plan Application of M2 REALTY USA, LLC at 406 Bee Street- Site plan approval for 27,288 sf apartment building with 99 units in R-4 zone Application # Applicant: Property Owner: Property Address:

TPL 20-3 M‐2 Realty USA, LLC JHM, LLC 406 Bee Street

Meeting Date: Application received

3/11/2020 3/11/2020 (in office 2/25/2020)

APPLICATION SUMMARY: EXISTING ZONING

EXISTING LAND USE

SURROUNDING ZONING & LAND USE

SITE IMPROVEMENTS

R-4

Vacant

Commercial (hotel), Residential (multifamily apartment building)

A 99 unit apartment building with 198 parking spaces and associated storm drainage and landscaping.

The applicant is proposing to construct a 27,288 sq ft, 99 unit, apartment building, and associated parking lots containing 198 parking spaces. The development of the property consists of 143,412 square feet of impervious area. The plan has received administrative approval from the Inland Wetland Agent subject to the conditions placed on the previous approval.

UTILITIES AND STORMWATER MANAGEMENT The applicant’s previously approved stormwater system remains unchanged in a significant portion of the site. The applicant’s engineer has addressed the additional surface paving required for the enlarged parking areas.

The stormwater system consists of a series of catch basins and the installation of a new 140’ long underground detention structure. The stormwater system flows into the existing stormwater basin along Bee Street. Overflow from the basin is connected to the stormwater drainage system in Bee Street.

The site is served by an existing 8” water main that connects to the previously developed parcels that were part of the subdivision development.

EROSION AND SEDIMENTATION CONTROL PLAN The applicant has incorporated the same series of erosion controls that were approved in the previous plan. Additional stormwater measures, including utilizing a settling area, were noted in the IWWC approval and will need to be incorporated.

406 Bee Street

406 Bee Street

LANDSCAPING There are no proposed changes to the previously approved landscape plan. The applicant is proposing an evergreen buffer around the property boundary that borders with I-691 and treed alle style entrance to the property.

ELEVATIONS/FLOOR PLAN The applicant has utilized the existing building style previously approved and has truncated one section of the building to reduce the number of units and increase the amount of parking.

406 Bee StreetÂ

The Apartments will be varied, including studio, one-bedroom, and two-bedroom units.

A = 728 sf (1 Bedroom) B = 798 sf (1 Bedroom) C = 536 sf (Studio) D = 1,023 sf (2 Bedroom) E = 803 sf (1 Bedroom) F = 656 sf (Studio) G = 807 sf ( Bedroom)

406 Bee StreetÂ

ISSUES AND RECOMMENDATIONS Staff has issued comments which include required modifications to the plan and requests for additional information. These comments do not fundamentally change the plan and primarily concern utilities, plan notes, and minor revisions of plan changes from the previously approved plans.

Staff believes it is appropriate to act on the plan. If the commission is inclined to act, staff recommends approval with the following conditions.

1. Plan submission shall be modified to address staff comments dated 3‐6‐2020.

2. Comply with all IWWC conditions.

3. Final utility plan to be approved by Public Works / Utilities prior to building permit release.

4. Fire hydrant to be relocated to meet fire marshal’s request of proximity to sprinkler hookup.

5. Bond to be set by staff for site improvements after the Final C.A. Application is approved.

406 Bee Street