Council questions affordability, parking and design in Bradburn Lot 26 concept review

City staff introduced a concept plan review for Lot 26 in the Bradburn neighborhood (4188 Main Street), where the applicant seeks a PDP and master ODP amendment to permit a single-unit attached and detached product. The plan shows 14 primary units with 4 ADUs (18 total units) and a central common green space.

Senior planner Trevor Harlow said the pre-application review found the proposed use compatible in concept but identified issues with setbacks, building materials, pedestrian circulation and screening that staff would work with the applicant to resolve before a technical submittal.

The applicant described a modular approach to produce smaller, ownership-oriented units with garages, patios and an interior courtyard. "We want to include solar, at very least solar-ready, and we're trying to make these more affordable," the applicant said. The applicant later stated a preliminary target price range of about $575,000 for attached units and roughly $625,000 for detached units with ADUs, while noting those figures are preliminary and subject to design development and bidding.

Councilors pushed on several points: parking counts and on-street demand, whether fire and emergency vehicles could access the inner lot and alleys, and the project's true affordability for first-time buyers. Councilor Haack said councilors are concerned about corporate investors in neighborhoods, arguing the city should know whether investor buying is concentrated in particular areas.

Some councilors urged the applicant to pursue a more attached product to increase affordability and reduce per-unit costs; others praised the modular approach for speed and sustainability but cautioned that Bradburn design guidelines and neighborhood compatibility should guide materials and roof form.

Staff emphasized that council comments at a concept review are nonbinding; the project would require technical submittals and public hearings, neighborhood meetings and additional staff review before any approvals.

What's next: The applicant will continue design development, perform shadow and fire-access analyses and work with staff to resolve setback, material and screening issues before a formal application for PDP/ODP amendment and public hearings.