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City Council Meeting Minutes May 1, 2012 Page 8 of 17 should be within convenient walking distance to neighborhood parks and trail connections. 4) Medium to high density residential areas should be located in accordance with the Framework Plan with proximity to public transportation and commercial services. 5) Lower density residential units should provide a transition from neighboring municipalities. 6) A high degree of trails and open space connectivity reinforcing the east/west connectedness of a regional trail system to Hecla Lake and north/south connectedness to Downtown and Coal Creek regional trail. Staff believes the proposal is consistent with policies related to Opportunity Area#1. SRU —Criteria #1: Population Limit (23,000): City has a 20-year population limit goal of 23, 000, which is approximately an additional 1,644 units allocated City-wide. Staff believes the criterion has been met. 2. That such use/development will lend economic stability, compatible with the character of any surrounding established areas. SRU-Criteria #2: Conclusion: 1) The South Boulder Road retail submarket is deteriorating; 2) The proposed multifamily redevelopment replaces 54,000 SF of vacant retail with an estimated $13,000 per household in new annual local retail dollars ($3.3 million in new economic activity in the County and $2.1 million in the City); 3) When economic conditions are considered in conjunction with fiscal, staff believes the City is better off stabilizing the South Boulder Road corridor with the injection of redevelopment that provides new economic activity supporting the existing/remaining businesses; 4) Staff believes the proposed redevelopment of Safeway supports the general welfare and economic property of the City and immediate area. A mixed use development will provide better economic prosperity for the immediate area and City, as opposed to a vacant store or a replacement of lower quality anchors in the trade area. Staff believes the criterion has been met. 3. That the use/development is adequate for the internal efficiency of the proposal, considering the functions of residents, recreation, public access, safety and such factors including storm drainage facilities, sewage and water facilities, grades, dust control and such other factors directly related to public health and convenience. Staff believes the criterion has been met. SRU — Criteria #3 Internal Efficiency: The proposed site plan provides an efficient site plan for internal functioning. The plan will: 1) Upgrade to the existing storm water collection system. 2) Provide appropriate public utilities, access and maintenance easements. 3) The internal circulation was reviewed and approved by both the Public Works Department and the Louisville Fire Protection District. Staff believes the criterion has been met.