Approve the First Reading of ZOA #21-220, Sutherland Square PUD as recommended by the Planning Commission.

A petition ZOA #21-220 and RZ 20-04 Sutherland Square PUD was received by the Township on March 20, 2020 requesting a Planned Unit Development (PUD) to construct 99-residential dwelling units and 4,500 square feet of commercial space in a traditional, walkable mixed-use neighborhood containing approximately 21 acres located on the west side of South State Road just south of Textile Road and the Story Pointe senior living facility. The PUD includes two (2) parcels ( L-12-28-200-005 and L-12-28-200-008).

Currently, the site is primarily vacant, has been most recently farmed, and portions are encumbered by regulated wetlands and woodlands.  The southeast corner is currently developed as a single-family residential lot that will be demolished and incorporated into the development.  

The applicant is seeking a PUD, to permit a high-density mixed-use development, provide a variety of housing types, commercial space, and flexibility to preserve the site’s existing natural features.  The applicant is seeking zoning deviations as well as zoning flexibility through the PUD process. 

The development will consist of six (6) types of residential products (based on sheet 2) including:

·         Forty (40) townhomes - 1,200 to 1,800 square feet in size;

·         Nineteen (19) carriage homes – 900 to 1,300 square feet in size;

·         Twenty-four (24) cottage homes – 800 to 3,000 square feet in size;

·         One hundred six (106) lofts – 500 to 1,200 square feet in size; and

·         Five  (5) duplex structures (10 dwelling units) - 1,200 (single-story)   to 2,500 (two-story) square feet in size.

The Planning Commission held a public hearing on August 5, 2021.  After holding a public hearing, considering the planners report, and considering public testimony, the Planning Commission directed staff to draft the necessary resolutions of approval.   The Planning Commission found that the Planned Unit Development standards were met.  On August 19, 2021, the Planning Commission voted 7-0 to recommend the resolutions of approval of the proposed Planned Unit Development for the Board of Trustees consideration, with the following conditions that are codified in the PUD Agreement and in the Planning Commission resolution:

1. Development shall meet all parking requirements
2. Block 1 and 3 shall have a maximum house size of 2800 square foot
3. Block 2 shall have a maximum house size of 2000 square foot
4. 10ft setbacks permitted on Cottages and Duplexes provided no building foundation, porches, or steps encroach outside of the approved building envelope. Front of homes shall have a 15-foot side separation through the use of architectural step backs.
5. Applicant shall explore inclusion of EVE Charging Stations
6. Loading Area for Commercial is sufficient as shown on the plans
7. Southern most non-residential building shall be office or lower intensity (from a parking requirements) use.
8. No place of worship shall be permitted in development unless plan is amended showing parking and access is adequate as proven by a parking and traffic study.
9. Applicant shall receive wetland permit as part of the final site plan
10. Applicant shall provide payment in lieu of providing sidewalks.
11. Applicant shall label bicycle parking.