Plan commission approves six-lot CSM for Pike Creek Commons; developers describe multi-building rental plan

The Mount Pleasant Plan Commission on Oct. 22 recommended approval of a certified survey map (CSM 25-09) for a multi-lot development at 6611 Spring Street, a project the applicants and architect described as a single, multi-building rental development to be marketed as Pike Creek Commons.

Planning staff said the application proposes splitting the existing property into six lots and two outlots, with four lots (Lots 1'4) intended for residential buildings under existing RM zoning, one lot containing the Aurora Medical Clinic and another lot providing shared access. Staff recommended four conditions: merge Outlot 1 with Lot 1; correct zoning designations on the map; add existing zoning labels within the proposed land division; and add utility information acquired from the public works director.

"Outlot 2 contains a stormwater pond that serves the site," staff said. The fiscal analysis attached to staff materials showed the project would perform above the village's target financial figures even when conservatively estimated at minimum density; staff said actual building plans indicate they may exceed the minimum density.

Developers and design team members described the project in detail. Lee Jaramillo of North Terre Real Estate Group said he is a co-developer with Impact 7 Real Estate Group. Carol Keane of Impact 7 and architect Jess Timmer of Rinka (Milwaukee) said the plan includes four buildings: two single-story "cottage-style" buildings with ground-level units and attached garages, and two two-story garden-style buildings; there will also be an on-site clubhouse and bike parking. Timmer said the project adheres to lot- and density-related provisions in the recently updated residential guidelines.

"This is sort of a new trial," Lee Jaramillo said, describing the subdivision as a product of updated code requirements that call for one building per lot. The applicants said the land-division layout appears awkward in places because the zoning maximum lot size requirement forced parking and ancillary elements into particular lots; staff said revisions to recently adopted residential guidelines are planned to improve future maps.

Commissioners and staff discussed ownership and long-term management. Several commissioners said they preferred condominium-style platting to preserve the project as one development and reduce the risk of piecemeal sale and future deterioration of individual buildings. Applicants said Lot 6 and shared access arrangements are part of their purchase agreement with Aurora and that shared ownership or easements would govern the shared access.

Staff cautioned that state law limits the commission's ability to deny residential developments that comply with zoning; some site-plan-level reviews are handled administratively for residential projects. "You have no legal leeway to deny residential development that otherwise meets the zoning code," Sam, planning staff, said, while agreeing the commission could request additional materials to help commissioners envision the finished project.

The commission approved the CSM with the stated conditions by voice vote. Staff said they will return with ordinance cleanup proposals to address lot-size and map-configuration issues identified during review.