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Developer seeks MF-21 rezoning and subdivision for 1 Mica Place—about 74 homes proposed
Summary
Applicant representatives presented a combined rezoning, tentative map and conditional-use package for 1 Mica Place: a 14.92-acre site proposed for MF-21 zoning allowing a mixed product of 48 townhomes and 26 detached single-family lots (approximately 74 lots), with hillside-ordinance-driven density reductions and required grading approvals. Board members questioned water pressure, stormwater, traffic and construction staging; no final decision was made.
Dave Selgrove, a planning consultant with Bowman Consulting Group, presented the applicant's request to rezone approximately 14.92 acres on the north side of Moraine Way and west of North Virginia Street from General Commercial to MF-21 and to approve a tentative subdivision map for a residential project called 1 Mica Place.
Selgrove said the combined application would allow a mix of housing types — 48 townhomes and 26 detached single-family homes for a total of about 74 lots — and that the project requires a zoning map amendment because General Commercial zoning does not permit detached single-family lots. He explained that the hillside density-reduction factor substantially reduces theoretical maximum density: while MF-21 nominally allows 21 units per acre (a gross maximum near 312 on the 14.92-acre site), slope-based reductions and open-space requirements reduce the net allowed units to about 105; the applicant's target is roughly 74 lots after terrain and design constraints are applied.
Selgrove discussed grading (cuts greater than 20 feet and fills greater than 10 feet, with maximum fill noted as roughly 51 feet at the deepest point in the plan), slope analysis and an internal detention basin designed for zero net discharge to address stormwater. He said the team had done preliminary water-pressure inquiries with utilities and that the project would be required to meet domestic and fire-suppression pressure requirements; the project team acknowledged prior community concerns from earlier approvals and said they had incorporated measures to address those issues.
Traffic analysis presented an estimated generation of 551 average daily trips with 41 AM-peak and 48 PM-peak trips; the consultant said that did not trigger a full traffic report under city thresholds and that 70% of trips are projected to head south toward major employment areas. Parking was presented as 357 spaces provided (compared with a code-required 148 spaces for the proposal), and the applicant said gated private streets and a homeowners association would limit overflow onto adjacent residential streets.
Board members asked detailed questions about the density-reduction factor, potential blasting and restrictions on construction hours, drainage and stormwater impacts (especially in light of recent flash flooding east of the city), pedestrian safety near North Virginia Street, coordination with RTC and NDOT, and practical concerns such as on-site parking for construction crews. Public commenter Damien Cole suggested that the applicant consider adding a second outlet and pedestrian access improvements to reduce pressure on Moraine Way and to coordinate with NDOT on pedestrian connections.
Selgrove said both the zoning amendment and tentative map will go to the Planning Commission for public hearing (staff and applicant expected hearings in the coming weeks). The board provided questions and feedback; no final city approvals were taken at the NAB meeting.
