Planning commission recommends stucco exterior and 14‑unit increase for Sunset Mixed Use 1300 North project

The Sunset City Planning Commission on Sept. 11 recommended that the City Council (1) grant a variance allowing stucco as the alternate exterior material for the Sunset Mixed Use 1300 North project, and (2) approve a land‑use adjustment to permit one additional residential unit per building, which would add 14 units total to that development.

The stucco variance request arrived by email and asked permission to substitute stucco for the white fiber‑cement panels shown in the approved plans. Staff read the developer's message: contractors reported they could achieve a smooth stucco finish that mimics the planned fiber cement appearance, and cost estimates showed a large difference. Planning staff clarified the developer's approach during the meeting: using the approved fiber‑cement panels would save about $500,000 compared with using stucco. Commissioners discussed durability concerns raised by the city building official, the form‑based code's intent, and the appearance tradeoffs. After staff and the project engineer discussed durability and sample availability, a commissioner moved to recommend the stucco variance as presented (email dated 07/17/2025); the motion passed on a voice vote and will be forwarded to City Council.

Separately, the commission considered a proposal to add one unit to most townhome buildings in the project (one unit could not be added to Building A; Buildings P and Q were unchanged). The developer and project engineer said the change reduces unit width (from about 23.5 feet to roughly 19 feet, allowing the extra units), increases total roof area and stormwater runoff modestly, and will require adjustments to water and sewer service laterals and a new plat. Staff noted three added parking spaces were required to meet code; public works and the city engineer said underground detention and stormwater calculations have already been updated in the field to accommodate the additional roof area. Density would rise from roughly the high teens per acre to about 21.4 units per acre; staff also said livable area per unit would be slightly under 2,000 square feet and the developer expects the change could reduce the expected sale price (developer cited an estimate around $385,000), though commissioners cautioned the city cannot guarantee future pricing.

Public works and the city engineer raised practical details: water/sewer laterals and service connection locations will shift as laterals are installed; sewer contractor coordination and potential capping of old laterals were discussed; nearby park and playground access was noted as partial mitigation for play space because the project's on‑site play area would not increase with the 14 added units. Commissioners imposed a condition that the land‑use adjustment be recommended to council “as presented” on the 09/08/2025 plans and that project comments from city engineers (utilities, stormwater, plat) be addressed by the project team. The motion to recommend the land‑use adjustment passed by voice vote; staff will transmit the package to council for the next agenda.

Commissioners and staff recorded the following implementation and follow‑ups: updated stormwater calculations and underground detention already completed for phased construction; engineers must provide sewer/water demand calculations and revised service lateral locations; a new plat will be required; and the city will require the additional parking spaces noted in staff comments.