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widen one of the landscaped parking lot islands from 4'to 6'. The second is to substitute <br />the two proposed Pinon Pines for an alternate type of coniferous tree. The applicant is <br />requesting to defer the detention pond, the sidewalk, and the landscaping improvements <br />along the east property line to Phase II. The Planning Commission supported the deferral <br />of these items. <br /> <br />Wood stated the applicant submitted a traffic study that shows the number of trips that <br />would be added to the overall development. The number of average daily trips added <br />would be 160 as a result of Christopher Plaza II. These trips represent approximately 2% <br />of the total number generated. <br /> <br />Davidson called for Applicant presentation. <br /> <br />The applicant, Louis DellaCava, 2418 30th Street, Boulder Colorado, stated there are two <br />alternatives to accomplish the project. He stated that the Christopher Complex was <br />planned as a mixed-use project comprised of apartment complexes and medical/dental <br />office buildings. Christopher Plaza was planned for retail and office space. He noted that <br />the shared parking has worked well, and that the right-in/right-out access has not been <br />overtaxed. <br /> <br />DellaCava addressed piping the ditch and noted the primary reason is for safety. He <br />stated that the ditch is not well maintained, is fairly deep, and flows heavily in the spring <br />and early summer. He noted that children play in the area and that they have fenced <br />around the ditch for safety. DellaCava noted another reason for piping the ditch would be <br />for future uses of the land, such as trail systems. <br /> <br />DellaCava stated that the alternative of cash-in-lieu of dedication is acceptable to the <br />developer. He stated whether the ditch is piped or left open is strictly up to the City. He <br />considers the piping of the ditch a civic contribution. <br /> <br />Sisk noted that the City received a letter from the developers' architect that stated "no <br />crossing structure or access easement is provided to the north in the alternative." <br /> <br />DellaCava stated it was a misunderstanding between he and the architect. <br /> <br />Eric Hartronft, 801 Main Street, stated that he is the architect for the project, that the City <br />has the choice, and need only advise the applicant how to proceed. <br /> <br />Hartronft summarized the Christopher Plaza II Final Subdivision Plat and PUD. <br />Development Plan. He noted that a ditch easement would require removal of more of the <br />existing trees. He stated the parking survey illustrated that the eastern parking lot of <br />Christopher Plaza was under utilized and that on average, only 20% was being used. He <br />noted that the development is a mixed-use development and that they will pursue a cross <br />parking agreement with Christopher Village. In respect to the minor landscaping <br />modification, Hartronft stated that the appropriate number of parking spaces (3) were <br /> <br />7 <br /> <br /> <br />