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Home My WebLink About04. 15-121 MARCH 24, 2015 15-121 RESOLUTION (CARRIED__7-0_____LOST_______LAID OVER_______WITHDRAWN_______) PURPOSE: APPROVE AMENDMENT TO PREVIOUSLY APPROVED PLANNED DEVELOPMENT AT 495 PEARL AVENUE TO ALLOW DIVISION OF A SINGLE PARCEL TO TWO PARCELS INITIATED BY: PETER JUNGBACKER PLAN COMMISSION RECOMMENDATION: Approved w/conditions WHEREAS, the Common Council previously approved planned developments for construction of two 4-story apartment buildings and other site improvements at 495 Pearl Avenue (referred to as Parcel G) in the Marion Road/Pearl Avenue Redevelopment Area; and WHEREAS, the owner requests approval to amend the previously approved planned developments by allowing a two-lot land division to split the existing parcel. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Oshkosh that the previously approved planned development for construction of two 4- story apartment buildings and other site improvements at 495 Pearl Avenue; as noted above and per the attached is hereby amended to allow a two-lot land division to split existing Parcel G, with the following conditions: 1. Base Standard Modification to allow a zero-foot side yard setback for the existing off-street parking area. 2. Cross access and pavement maintenance agreement to be drafted, reviewed and approved by the Department of Community Development and recorded at the Winnebago County Register of Deeds. 3. Storm Water Maintenance Agreement to be drafted, reviewed and approved by the Department of Public Works and recorded at the Winnebago County Register of Deeds. 4. The original conditions of approval required in Council Resolutions 04-429 and 06-313C remain in full force. � 01HKOlH on n�E wnrea TO: Honorable Mayor and Members of the Common Council FROM: Darryn Burich Director of Planning Services DATE: March 19, 2015 RE: Approve Amendment to Previously Approved Planned Development at 495 Pearl Avenue to Allow Division of a Single Parcel to Two Parcels (Plan Commission Recommends Approval) BACKGROUND The 1995 Comprehensive Plan identified the Marion Road/Pearl Avenue area as a principal area for redevelopment and the City began creating area plans, design guidelines, creation of the redevelopment area with Tax Increment Districts 13 and 21, acquisition and environmental remediation of former industrial properties, and construction of new streets and public infrastructure. Since that time, the area has seen considerable blight removal and revitalization including several multi-family dwellings and various commercial/retail structures. The subject site (Parcel G), now known as the Morgan Crossing Apartments, received Planned Development and Conditional Use Permit approvals in 2004 for the construction of two 51 unit three-story buildings, community room, and underground and surface parking with a 2006 amendment to eliminate the community room and add a fourth floor to each building. One of the two apartment buildings was constructed in 2008 but due to the national financial downturn, the second "sister" building was not constructed. ANALYSIS The applicant is requesting an amendment to the approved Planned Development to allow a two-lot land division of Parcel G separating the existing apartment building and site improvements from the undeveloped half of the property, with both of the lots being similar in size. A certified survey map has not yet been submitted but will be required for the land division and with the approval of the planned development amendment and land division; the developer will be able to refinance the subject site opening up the possibility of the construction of the second structure. As the site was designed to function as one including shared access, drives and stormwater, staff is recommending cross-access and pavement maintenance agreement as well as storm water maintenance agreement be created between the two properties and recorded at the Winnebago County Register of Deeds. FISCAL IMPACT None anticipated. RECOMMENDATION The Plan Commission approved of the request with conditions at its March 17, 2015 meeting. Approved, �(�^----� City Manager ITEM: PLANNED DEVELOPMENT/CONDITIONAL USE AMENDMENT FOR PROPERTY LOCATED AT 495 PEARL AVENUE (MORGAN CROSSING APARTMENTS) IN THE MARION ROAD/PEARL AVENUE � REDEVELOPMENT AREA Plan Commission meeting of March 17, 2015 GENERAL INFORMATION Applicant: J. Peter Jungbacker Property Owner: Dawes Oshkosh, LLC ACTIONS REQUESTED The applicant is requesting a Planned Development (PD) and Conditional Use Permit (CUP) amendments to Resolution 04-429 which allowed construction of two 4-story apartment buildings and other site improvements at 495 Pearl Avenue in the Marion Road/Pearl Avenue Redevelopment Area. The requested amendment is to allow a two-lot land division to split the existing parcel (Parcel G). Proposed Lot 1 will contain the existing 51 unit apartment building and site improvements and Lot 2 will contain the undeveloped portion of the property. No other amendments to the approved development plan or conditional use have been requested. APPLICABLE ORDINANCE PROVISIONS Standards for Planned Development Overlay Districts located in the Zoning Ordinance Section 30- 33. Standards imposed on Conditional Use Permits are located in Section 30-11 (D) of the Zoning Ordinance. PROPERTY LOCATION AND BACKGROUND INFORMATION The 1995 Comprehensive Plan identified the Marion Road/Pearl Avenue area for redevelopment. In 1998 the City began redevelopment activities including design of development plans and guidelines, creation of the Marion Road/Pearl Avenue Redevelopment area, creation of Tax Increment Districts 13 and 21, acquisition and environmental remediation of former industrial properties and construction of new streets and public infrastructure. In the 17 years since redevelopment activities commenced, the area has seen considerable blight removal and revitalization consisting of construction of several multi-family dwellings and various commercial/retail structures. The subject property (Parcel G) known as Morgan Crossing Apartments received various Planned Development and Conditional Use Permit approvals and amendments as indicated in the following timeline: Item—495 Pearl Avenue PD Amendment—Morgan Crossing Aparhnents 1 2004 - PD/CUP approval (Res. 04-429) which permitted, with conditions, construction of two 51 unit three-stary buildings, a 1,200 square foot community room, and underground and surface parking. 2006—PD/CUP amendment (Res. 06-313C)to eliminate the proposed 1,200 square foot community room and add a fourth floor to each building to serve as a community room,patio and fitness center. 2007—PD/CUP amendment (Res. 07-71)to allow 2,2501inear feet of temporary construction signage with perimeter security fencing along Pearl Avenue and Dawes Street. To date, one of the two proposed apartment buildings has been constructed (completed in 2008). The applicant states in his narrative that this was planned to be a two-phase development; Phase I being the construction of the existing building and Phase II being the construction of the sister building soon after. Shortly after completion of the first building in 2008, the financial downturn occurred and the applicant was unable to secure funding for construction of the second building. Sub'ect Site Existing Land Use Zoning Multi-family development (Morgan Crossing Apartments) C-3PD Ad'acent Land Use and Zonin Existing Land Uses - Zoning ' North Multi-family and Institutional C-3PD South Manufacturing M-2 East Commercial/Service C-3PD West Multi-family C-3PD Com rehensive Plan Land Use I�ecommendation Use Category Mixed Downtown 10 Year Land Use Recommendation Development Mixed Downtown 20 Year Land Use Recommendation Development ANALYSIS The applicant is requesting an amendment to the approved Planned Developments and subsequent amendments to allow a two-lot land division of Parcel G, separating the existing apartment building Item—495 Pearl Avenue PD Amendment—Morgan Gossing Apartments 2 and site improvements from the undeveloped half of the property. The developer desires to refinance the subject property, and the application submittal states that to refinance, they need to separate the undeveloped portion of the property from the developed area; otherwise it will be "trapped" in a financial structure making future development for Phase II impossible. The submitted site plan shows the proposed land division splitting the parcel east of the existing building. The new parcel line lies 17.51 feet east of and parallel to the existing building, then heads southwesterly to the current south lot line of the property. Both lots are similar in size; Lot 1 containing the existing building is proposed to be 1.5 acres while the undeveloped proposed Lot 2 being 1.4 acres. The proposed lot line does cross the existing off-street parking area drive lane which will require a base standard modification to allow for a zero-foot setback from the proposed property line. Staff feels this modification is warranted in that this will maintain the internal circulation of the parking facilities once Phase II is developed. In addition to the setback base standard modification, staff recommends requiring cross-access and pavement maintenance agreements between the two properties at the two crossings indicated on the approved development plan, to be reviewed and approved by the Department of Community Development and recorded at the Winnebago County Register of Deeds. . A Certified Survey Map (CSM)has not been submitted at this time but will be required for the land division to occur. Once submitted, the CSM can be approved administratively if the Common Council approves the conceptual land division as part of this PD amendment. The Department of Public Works reviewed the request and is requesting that a storm water maintenance agreement be drafted between the two proposed properties, to be reviewed and approved by the Department of Public Works and recorded at the Winnebago County Register of Deeds. This recommended condition is suggested to ensure both properties will be responsible for continued maintenance of the existing on-site storm water management facilities. The applicant states if the land division and PD amendment is approved, financing will be able to be secured and construction of the second building could potentially occur within the next 24-36 months. The applicant states that the second building will be a mirror-image to Phase I. Any significant modification or alteration to the approved development plan will require an additional amendment to the Planned Development. RE C OMMENDATION S/C ONDITI ONS Staff finds the proposed Planned Development amendment is consistent with the guidelines of Section 30-33 and the Marion Road/Pearl Avenue Redevelopment Plan and recommends approval with the following conditions: 1. Base Standard Modification to allow a zero-foot side yard setback for the existing off-street parking area. Item—495 Pearl Avenue PD Amendment—Morgan Gossing Aparrinents 3 2. Cross access and pavement maintenance agreement to be drafted, reviewed and approved by the Department of Community Development and recorded at the Winnebago County Register of Deeds. 3. Storm Water Maintenance Agreement to be drafted, reviewed and approved by the Department of Public Works and recorded at the Winnebago County Register of Deeds. 4. The original conditions of approval required in Council Resolutions 04-429 and 06-313C remain in full force. The Plan Commission approved of the Planned Development amendment as requested with conditions noted. The following is the Plan Commission's discussion on this item. Mr. Nau presented the item and reviewed the background history of the subject site and reviewed the layout of Parcels F through I. He reviewed an aerial view of the subject site and also reviewed the site and surrounding area as well as the zoning classifications and land use in this area. He stated that the petitioner was requesting to divide Parcel G into two lots which is necessary in order for the property to be refinanced as Phase II of the site was never developed due to the downturn in the economy. He reviewed the original planned development and the two amendments that were approved since that time. Phase I of the development was constructed in 2008 and he reviewed the map depicting the area proposed to be divided into its own parcel. He also discussed the necessary 0 foot side yard setback which would require a base standard modification and the cross access and pavement maintenance agreements that were recommended as a condition of approval. He explained that the petitioner would be required to submit a formal certified survey map before the division of the land takes place, but if the Planned Development Amendment is approved; the certified survey map can be reviewed and approved administratively. A storm water maintenance agreement was also requested to be drafted by the Department of Public Works between the two properties and this was also recommended as a condition of approval for this request. If approved, possible financing could be secured and construction on the phase II portion of the subject site could occur within as little as 24-36 months. Mr. Nau also reviewed the conditions recommended for this request. Ms. Propp questioned if the storm water management system currently in place for the developed portion of the site was located underground. Steve Gohde, Assistant Director of Public Works, discussed the existing storm system and stated that with new development on the site, storm water quality may be necessary. Ms. Propp questioned if the development may require additional storm water facilities to be developed. Mr. Gohde responded that the developer may have to perform water quality treatment as the storm water basin on site flows into the storm water system. Mr. Gray inquired what the difference was between the map on page 8 and a certified survey map. Item—495 Pearl Avenue PD Amendment—Morgan Gossing Apartments 4 Mr. Nau replied that the map on page 8 of the submittal was a conceptual plan and that a certified survey map would have staked guidelines representing each lot. Mr. Gray then inquired if the certified survey map was approved, would the Plan Commission have the ability to review the proposed new apartment building. Mr. Nau indicated that the second apartment building was approved previously in 2004 and amended in 2006 but the same plan and conditions will still apply therefore the Plan Commission would not be reviewing it again unless the developer was requesting to make significant changes to the approved planned development. Mr. Gray questioned why the Plan Commission was not reviewing a certified survey map rather than the conceptual map submitted. Mr. Nau replied that the petitioner was seeking conceptual approval of the request prior to paying a land surveyor to draw up the official certified survey map. Mr. Gray then questioned if there was a time limit on this amendment to the planned development as he thought there was a 12 month period that construction was required to begin after approval. Mr. Buck responded that an approved planned development is permanent and that a conditional use permit had a 12 month limit on it before it expires. He also stated that the petitioner would have to have the planned development amendment approved before the certified survey map was produced. J. Peter Jungbacker, 300 N. Main Street, stated that he was the petitioner for this request and was available to answer any questions although he felt that staff explained the request sufficiently. Mr. Gray inquired if some consideration was given to putting in a road either private or public behind the lot. Darlene Brandt, Grants Coordinator, responded that it was a concept of the redevelopment plans for the area but has not been discussed at this time. Motion by Vajgrt to approve the planned development/conditional use amendment for property located at 495 Pearl Avenue in the Marion Road/Pearl Avenue Redevelopment area with the following conditions: 1. Base Standard Modification to allow a zero-foot side yard setback for the existing off-street parking area. 2. Cross access and pavement maintenance agreement to be drafted, reviewed and approved by the Department of Community Development and recorded at the Winnebago County Register of Deeds. 3. Storm Water Maintenance Agreement to be drafted, reviewed and approved by the Department of Public Works and recorded at the Winnebago County Register of Deeds. 4. The original conditions of approval required in Council Resolutions 04-429 and 06-313C remain in full force. Seconded by Nollenberger. Motion carried 9-0. Item—495 Pearl Avenue PD Amendment—Morgan Gossing Aparhnents 5 � Ci of Oshkosh A lication sua�r To: � pp Dept.of Community Development ` ❑ Planned Develo ment Review 215 Church Ave.,P.O.Box 1130 p Oshkosh,Wisconsin 54903-1130 01HKC�IH ❑ Conditional Use Permit Review PHONE:(920)236-5059 ON THE WATER **PLEASE TYPE OR PRINl'USIlVG BLACK INK** APPLICANT INFORMATION Petitioner: J.Peter Jungbacker Date: 2�10/2015 Petitioner's Address: 300 North Main St. 300 Cl�,: Oshkosh State: � Zip: 54901 Telephone#:(920� 426-1404 Fax:(920) 235-2290 Other Contact#or Email: pjungbacker a exan er is op.com Status of Petitioner(Please Check): �]Owner ❑Re r ntative ❑Tenant ❑ Prospective Buyer Petitioner's Si�ature(required): � Date: .2�J,�y,/�.,,.._:. OWNER INFORMATION Owner(s): Dawes Oshkosh,LLC Date: 2�10/2015 Owner(s)Address: 300 North Main St. 300 Cl�,: Oshkosh State: � Zip: 54901 Telephone#:(92� 426-1404 Fax:(920) 235-2290 Other Contact#or Email: ejungbacker a exan er is op.com Ownership Status(Please Check): ❑Individual ❑Trust ❑Pazinership [�Corporation Property Owner Consent:(required) By signature hereon,UWe aclmowledge that City officials and/or employees may,in the performance of their functions,enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Servi s i ision for incomplete submissions or other administrative reasons. Property Owner's Signature: /� _Date: 3��1,. l� SITE INFORMATION �F/ �� C= _ � .- __ _ 495 Pearl Ave Oshkosh WI 54901 0102440000 Address/Location of Proposed Project: ' ' Parcel No. Proposed Project Type: Request CSM Lot Split to allow Phase 2 of Multifamily development in future Current Use of Properly: MUltifarillly Apartments Zo�g: C-3PD Land Uses surrounding site: North: Multi-Family and Catholic School south: Former Indutrial and Multi family East: Multi Family and some Retail West: Multi Family and Retail **Please note that a meeting norice will be mailed to all abutting properly owners regazding your request. ➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh. ➢ Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more informafion please the City's website at www.ci.oshkosh.wi.us/Community_Development/Planning.htm Staff�Date Rec'd�� 5A Briefly explain how the proposed conditional use/development plan will not have a negative effect on the issues below. 1. Health,safety,and general welfare of occupants of surrounding lands. We are turning a vacant parcel into a sister multifamily building-which provides lighting and brings ammenit es 2. Pedestrian and vehicular cuculation and safety. There will be parking cross easements-and underground parking... in the near term nothing would change at sit 3. Noise,air,water,or other forms of environmental pollution. These factors are taken into account when developed,the site its self will be remediated from former brown field 4. The demand for and availability of public services and facilities. Multi Family housing attracts services-such as retail, since apartments are close to UWO and Retail,they will increase pedestrian access to UWO, nearby retail, and Downtown Oshkosh 5. Character and future development of the azea. he project will help bring high quality apartments to a currently vacant lot SUBNIITTAL REOUIItEMENTS—Must accompany the application to be complete. ➢ A NARRATIVE of the proposed conditional use/Development Plan including: ❑ Existing and proposed use of the property ❑ Identification of a11 shvctures(including paving,signage,etc.)on the property and discussion of their relation to the project ❑ Projected number of residents,employees,and/or daily customers ❑ Proposed amount of dwelling units,floor area,landscape azea,and parking azea expressed in squaze feet and acreage to ihe nearest one-hundredth of an acre ❑ Effects on adjoining properties to include:noise,hours of operation,glare,odor,fumes,vibration,etc. ❑ Compatibility of the proposed use with adjacent and other properties in the area. ❑ Traffic generation(anticipated number of customers,deliveries,employee shift changes,etc.) ❑ Any other pertinent information to properly understand the intended use/plan and its relation to neazby properties and the community as a whole ➢ A complete SITE PLAN and BUILDING ELEYATIONS must include: ❑ Two(2)full size(minimum 24"x 36")scaled and dimensioned prints of site plan and building elevations ❑ Two(2)8%z"x 11(minimum)to 11"x 17"(maximum)reduction of the site plan and building elevations ❑ One compact disc or diskette with digital plans and drawings of the project in AutoCAD 2000 fortnat with fonts and plot style table file(if plans have been prepazed digitally) ❑ Title block that provides all contact information for the petitioner and/or owner and contact information of petitioner's engineers/surveyors/azchitects,or other design professionals used in the preparation of the plans ❑ The date of the original plan and revision dates,if applicable ❑ A north arrow and graphic scale. ❑ All property lines and existing and proposed right-of-way lines with dimensions clearly labeled ❑ All required setback and offset lines ❑ All existing and proposed buildings,structures,and paved areas,including building entrances,wallcs,drives,signs,decks,patios, fences,walls,etc. � ❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for screening ❑ Location and dimension of all on-site pazking(and off-site parking provisions if they are to be employed),including a swnmary of the number of parking stalls provided per the requirements of Section 30-36 City of Oshkosh Zoning Ordinance ❑ Location and dimension of all loading and service areas ❑ Location,height,design,illumination power and orientation of all exterior lighting on the property including a photometrics plan ❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable(i.e. visible from a public street or residential use or district). Mechanical equipment includes,but is not limited to;HVAC equipment;electrical transformers and boxes,exhaust flues,plumbing vents,gas regulators,generators,etc. 2 s Dawes Oshkosh,LLC 300 North Main St Suite 300 Oshkosh,WI 54901 RE: Dawes Oshkosh,LLC proposal to amend the Planned Development Agreement and split Parce10102440000 into two development parcels. Background• The subject property is a three acre parcel located at the intersection of Pearl Avenue and Dawes Street. Slightly over one-half of the parcel contains "Morgan Crossing", a three story 51 unit multi-family apartment project housing over one hundred residents. Many residents are affiliated. with the University of Wisconsin, Oshkosh. Approximately 1.4 additional acres of the parcel is undeveloped land containing some medium mass vegeta.tion, several electrical transformers, and a large high tension power transmission line. The a.partmeriti complex, "Morgan Crossing", was developed in 2008 as the first phase of a two- phase development proposal in the City of Oshkosh's redevelopment district between the Fox River, Jackson Avenue, Pearl Avenue, and Wisconsin Stxeet. Dawes Oshkosh, LLC (the"Developer") entered into a November 21,2006 Planned Development Agreement with the City of Oshkosh that laid out, among other things, development milestones and City of Oshkosh environmental remediation obligations. The Planned Development agreement contemplated two phases of construction for two sister buildings of the same architecture, scale, and materials. The Developer now needs to amend the Planned Development Agreement to allow splitting the current parcel inta two parcels in order to facilitate Phase II's construction in the future. Phase II was initially planned to commence soon after the completion of Phase I, however,the financial collapse that precipitated the Great Recession occurred before Phase I reached 75% stabilized occupancy and the Developer's Lender would not fund additional construction. Phase II of the development, a matching sister building, was temporarily put on hold. The Developer now needs to refinance to property. In order to prevent the undeveloped portion of the development from being trapped in a financial structure making future development impossible,the owner requests that the undeveloped Phase II portion of the Parcel be split into a new parcel. This lot split would allow fufure financing to be put on the new pazcel to facilitate construction, if the parcel is not split, additional construction financing cannot be placed on the undeveloped portion for a term tha.t would range from ten to thirty-five years,which would effectively prevent any Phase II construction fo'r the term of the new loan. The Developer would like to pursue Phase II of the development in the future, and the only feasible way preserve the ability to complete Phase II is to amend the Planned Development agreement to allowing splitting the existing parcel in two and creating a developable footpri_nt for Phase II. 1 . 7 e=s s �� i � j NISNO�SIM'HSONHSO =__ � � n,°o : .J �� e= J 13�23tld-3f1N3nV 12iV3d SL4 y --- �o � N �F �� II 3SVHd-S1N3Wl21tld'd JNISS0210 NVJ2iOW �c� -: ;�� o � U � NVId NOISN3WI4 ONV 1f10Ab'l 311S � ;p N E e 8 sEs � � �. 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' ....- .: : �•' E I ` �:i �'� t � � `.I . �--�'+=�_=r,�,_,_�—_� :.:- •� �..zrnz...- _�-•' �.a�..oan"r��.... : I e � � �E�' R � : C g ,�A ' ��. ^^�_. �:_ _ - .: �'---- � Y 6 S °�-,s,_a�m-;-+�eTS,�-..,��_ -��-=°_=' a , i g r � €-�-_"---:,..__..�--3 �=��,r_;-� �'� � o"s�= a -�-r�__� ��■•�a•��„'_'�'._- .., .'.'.---y--°-,•- i�' $ a- 's s� � -�-.-._'�.�� ..- ...:- �:-.�,i j`„'°---u----- -s.--��__.L:_�� '; ii �� a�� _ � e � � � -^--�';-, i� i --�-:-=M�-�..,_,.,,---�.�_..,._,,,� ��_�3 � �a�� .�tx-s-e.s ^_''.a-,_„_._ ..�. _,.__ •�... ` r I° P. �� }�o �o � � � � . 3 X _�—;m =:1= f'_ �--^—• ' �,a,._� � ��S g �;;'r-�_- _ _' —=°�.�-a..� 'z.�"� „_ ��$ 2 Y E tt �� c��i.� �: �,�`c"��`:--�__ ��-+� '__ ;�,�--�"_-�--_ , ---y� �i� ��8�� ' J� . ,.., � �o+�a..�:.m.v.�..,�,m z-»R.e,,.e��K�ww�.�n�,�.n�w 8 Dawes Oshkosh,LLC 300 North Main St Suite 300 Oshkosh, WI 54901 Phase II Development: Since the Phase I Morgan Crossing development,the surrounding area has experienced much growth and development- includi.ng new senior housing and market rate multifamily developments within the last twenty-four months. The density of the area has increased dxamatically, with many new units recently coming on line. Investment from the City of Oshkosh in waterfront improvements has spurred development. Phase II of this project would likely happen in the next 24-36 months to avoid potential over- saturation of the market. However,there can be no Phase II of the development without a parcel split. The Phase II project agreed to in the Planned Development Agreement is a roughly 50-55 unit three-story apartment complex similar to Morgan Crossing on 495 Pearl Avenue. __ _s As contemplated, Phase II would be the mirror-image sister property. There will be shared surface parking, shared patio space, and consistent architecture, design, scale,materials, landscaping and for the new parcel. The Developer will enter into a11 required cross easement agreements between the two parcels to facilitate future development of Phase II. The Developer currently owns two multifamily apa.rtment complexes comprising 108 Units in the immediate redevelopment area. Based on the Developer's experience in the area,the Developer believes that a parcel split to allow development of Phase II is consistent with the density, noise,traffic, and ancillary uses the City of Oshkosh has encouraged in this area. Proposal• The Developer proposes to amend the Planned Development Agreement to allow the subject property's parcel to be split into two parcels. One Parcel will include the footprint of the developed Phase I and be approximately 1.55 acres large. The second parcel will be roughly 1.45 acres, a sufficient size to a11ow the construction of Phase II as originally contemplated in the Planned Development Agreement. W'rthout the lot split,the undeveloped portion of the land will likely remain undeveloped for ten years or longer. A proposed division line of the Parcel and corresponding site plan for Phase II has been included in this application. Also included are Morgan Crossing's approved architectural plans from Phase I. 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