City Council Minutes 2012 05 01 - Laserfiche WebLink

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City Council Meeting Minutes May 1, 2012 Page 10 of 17 Pedestrian Improvements on South Boulder Road and Centennial Drive: Each of the buildings which front on Centennial Drive or South Boulder Road (Buildings A, C, D, and E) would have pedestrian access points from the street. Variance Assessment: The design of the site is regulated by the Commercial Development Design Standards and Guidelines (CDDSG), and the LMC. The CDDSG regulates all new commercial development in the City (Outside of Downtown), and the LMC regulates development and land use within the CC zone district. Staff reviewed the proposal against the requirements of the CDDSG and the LMC and provided an analysis of the requested variances. Parking: The proposed parking ratios meet the needs of this mixed-use project. The proposed development program indicates that nearly two thirds (60%) of all the apartments would be studio or one bedroom units. The parking needs for studio and one bedroom apartments are less than those with two or more bedrooms, but the LMC parking standards do not differentiate between the parking required for a three bedroom unit and the parking required for a one bedroom unit. If the project were reviewed under the City's Mixed Use Guidelines, the residential parking provided would provide a surplus of 15 spaces, and the retail parking would exceed the parking requirement by 30 spaces. In proposing a significant number of parking spaces (240) in a structured format, the applicant minimizes the expanse of asphalt or concrete that would typically be devoted to residential parking areas. Staff finds the parking provided is sufficient for the proposed development and the structured parking format for 240 spaces is highly desirable. Density: The 160 units proposed exceed by 33 units what is allowed in the CC zone district (127 units). The developer suggests there are mitigating factors to consider, including the following: ninety-four of the 160 units proposed are either studio or one bedroom units likely occupied by one person. Also, limiting the number of units is intended to ensure the functionality of the site and minimize the impacts on the surrounding neighborhoods. Staff's review of the site plan and the studies associated with the proposal (traffic, drainage, and economic) indicate the proposed development would have less of an impact on the City's existing roadways than would other uses permitted by right and that internal traffic, pedestrian circulation and site drainage would all improve. The developer has also modified the proposal to reduce the number of units and move the taller portions of the proposed buildings to the interior of the site to reflect the mass and scale of the buildings surrounding the site. Staff finds the proposed development exceeds the allowed density for the site but the impacts are acceptable. PUD Assessment: LMC Section 17.28.110 permits waivers or modifications to established design standards and guidelines if the spirit and intent of the development plan criteria are met and either: 1. The city council finds that the development plan contains areas allocated for usable open space in common park area in excess of public use dedication requirements; or,