Commission recommends 272‑unit Arbor Walk East apartment plan with conditions after stormwater and access review

The Planning Commission voted April 24 to recommend approval of a preliminary development plan for a 272‑unit apartment community on 11.46 acres at the north end of the Arbor Walk master plan area (3620 Southwest Ward Road).

Developer Devin Coffey of Millhouse said the proposal responds to neighborhood feedback: the plan was reduced from 314 to 272 units and building heights were reduced in response to three neighborhood meetings. “This is a cool city. A lot of people wanna live here,” Coffey said, describing a mix of studio, one‑, two‑ and three‑bedroom apartments, seven garden‑style buildings and a four‑story elevator building tucked toward the retail edge. He said the project preserves nearly 4 acres of open space, includes a single‑story clubhouse and a range of amenities.

Staff planner Adair Bright and civil engineers with Kimley‑Horn reviewed the plan: staff supported a parking determination that produces 1.74 stalls per unit (474 stalls total) based on an Urban Land Institute memo and comparative local experience. Jeff Wilke of Kimley‑Horn summarized a traffic impact analysis that tested five nearby intersections and found acceptable levels of service; staff said a signal at the Ward/Arbor Walk intersection is not warranted now. Patrick Joyce, the civil engineer, said the existing regional detention facilities installed with the original Arbor Walk development were sized to serve runoff from this portion of the watershed and that the engineered culverts and spillway were analyzed and found hydraulically adequate for the proposal. Staff also required water‑quality measures and said the applicant must complete certain off‑site pipe work before building occupancy.

Two residents spoke: Kelly Bridal urged additional detention and said the proposed buildings are taller than nearby garden apartments; Joshua Cresswell, representing Raintree Lake Property Owners Association, raised concerns about siltation, an existing sediment load in nearby basins and questioned aspects of the developer’s stormwater sequencing. Staff answered that the Arbor Walk master detention was sized to include this area and that the developer is required to install oil/water separators, hydrodynamic devices and construction‑phase erosion controls; staff said the downstream pipes and spillway capacity were tested as part of the review.

The plan includes seven buildings (mostly three stories, one four‑story building) with a mix of exterior materials (brick, fiber‑cement panels and lap siding). Staff recommended denial of one requested modification — a waiver to rooftop equipment screening — and instead required rooftop screening as a condition; staff supported other requested modifications because the designs retained the overlay’s intent (including providing elevator service to one of every three buildings’ units). The commission passed the recommendation by roll call (five in favor; two opposed). The item advances to City Council for final action, with conditions addressing rooftop screening, final landscaping, stormwater implementation and building materials.