Planning Commission Agenda and Packet 2013 07 11

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Planning Commission Staff Report July 11, 2013 Right-of-way Vacation The development proposes the vacation of Lafayette Street and Front Street in the Development Areas #1 and #2. The purpose for the vacations is to permit smaller street dimensions, additional parking, and the placement of a community garden. All vacations will be privately maintained but accommodate public access and subterranean maintenance easements. There is an existing 60" storm sewer located within the right- of-way of Lafayette Street. The Public Works Department requires a 50' utility easement remain in place within this vacated right-of-way for access to the existing storm sewer. Public Land Dedication This property was originally platted as part of the Industrial Area subdivision (1959) and the Caledonia Place Subdivision (1890). It has been staff's historic practice to recommend City Council wave the land dedication requirements identified in Section 16.16.060 of the LMC for projects that have been previously platted in the City. It is important to note, the proposed green spaces within the development, with public access easements, exceed the anticipated green spaces identified in the original Exhibit A (2 acres vs. 1.13 acres). These properties will be maintained by the identified homeowner's association, lowering the fiscal impacts on the City. It is staff's opinion the land provided with public access will meet the local recreational needs of residents in the area. Preliminary PUD Development Plan The proposed DELO development provides the first redevelopment of the "core" of the HWY 42 redevelopment area. As the first redevelopment south of Griffith Street, DELO development would be providing both the roadway framework and the architectural palette. The DELO development is following the intent of the MUDDSG by providing a mixed-use development which incorporates 244 residential units and 12,000 square feet of commercial area developed around a transit oriented street grid geared toward pedestrian movement. Staff has divided the proposed development into three sections for the ease of review and presentation (Development Areas 1, 2, and 3). The applicant is anticipating the entire development will be constructed in a signal phase. Land Use Land uses in the MU-R zone district require a minimum mixture of two differing land uses for the developments larger than five acres. To fulfill the requirement, the proposed development is requesting two land uses: residential and commercial. The proposed land uses comply with the proposed zoning and LMC Chapter 17.14. LMC Section 17.14.060 sets the minimum residential density in the MU-R district at 12 units per acres and a maximum of 20 units per acre; the applicant is requesting a density of 17 units per acre. 9