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Planning Commission <br />Meeting Minutes <br />February 9, 2012 <br />Page 5 of 14 <br />ii. 8 foot multi use path <br />d. Pedestrian Improvements on Centennial Drive <br />i. 5 foot sidewalk <br />ii. Tree lawn <br />iii. On Street Parking <br />iv. Bulb outs at entry way <br />e. Tree Replacement: Russian Olives <br />f. ROW dedication for possible future deceleration lane <br />McMillan reviewed the Economic and Physical Context: <br />Context: <br />1) Project site <br />2) Surrounding properties and zonings <br />3) Economic Lifecycle <br />Stage 1: Embryonic Phase (1880s – 1960s) <br />Stage 2: Major Road Infrastructure is developed (1960s-1980s) <br />Stage 3: Retailing of the Suburbs (1980s-2000s) <br />Stage 4: Employment Growth (200s-2010s) <br />1) Vacant or Underutilized retail property along the South Boulder Road <br />Corridor <br />2) Vacant ‘big-boxes” (30,000 SF) in Louisville and the surrounding area <br />Russ presented the special review use criteria and explained how all 5 criteria have <br />been met. <br />1) … consistent with the spirit and intent of the Comprehensive Plan: <br />a. After a review of the 2009 Comprehensive Plan staff believes the <br />proposed Safeway Redevelopment is consistent with the spirit and <br />intent of the Comp. Plan: <br />i. The project is supportive of all 41 principles. <br />ii. The project is consistent with the goals of the Framework Plan and <br />Opportunity Area #1. <br />iii. The proposed Safeway Redevelopment will not require the City to <br />exceed its overall population limit of approximately 23,000 <br />residents. <br />2) … lend economic stability, compatible with the character of surrounding area: <br />i. The South Boulder Road retail submarket is deteriorating <br />ii. The proposed multi-family redevelopment replaces 54,000 SF of <br />vacant retail with an estimated $12,800 per household in new <br />annual local (City of Louisville) retail dollars. <br />iii. The City’s options for positive fiscal scenarios are limited <br />regardless of model use. <br />iv. When economic conditions are considered in conjunction with the <br />fiscal, staff believes the City is better off stabilizing the South <br />Boulder Road corridor with the injection of redevelopment that <br />provides new economic activity for the existing / remaining <br />businesses. <br />v. Staff believes the proposed development of Safeway supports the <br />general welfare and economics prosperity of the City and <br /> <br />