Planning Commission Agenda and Packet 2019 04 11

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Planning Commission Meeting Minutes March 14, 2019 Page 6 of 7 and Comprehensive Plan. The South Boulder Road Small Area Plan in April 2016 contemplated this development. Staff finds that it is consistent with the Small Area Plan, which was adopted in April 2016. Staff recommended approval of this resolution. Hsu asked if Steel Ranch had been developed by the same development group. Williams noted that that area was already developed. Zuccaro replied that Steel Ranch was a new master plan community, which required looking at the fiscal analysis for the whole community. The fiscal analysis was set up as a marginal cost model, not a per -resident model. However, an overall increase in the number of residents could trigger additional costs. Hsu asked how the fiscal analysis would account for the possibility that the second commercial building could become residential. Zuccaro replied that it would be smart to do the fiscal analysis for the whole community in the future. The Council and the Commission could ask staff to re -run the analysis with the entire Master Plan community for a future project. Williams asked why the applicant was asking for a 14-month extension instead of the full three years. Brauneis welcomed the applicant to answer. David Starnes, 1002 Griffith Street, replied that it was their intent to have building permits issued for all 6 buildings by April 2, 2020. Brauneis asked for additional questions of staff and the applicant. Seeing none, he closed the public hearing and opened commissioner discussion. Hsu explained that his questions came from a desire to avoid having future projects use a fiscal model to be used in favor of the applicant both ways. For example, if the second commercial building in this case became residential, the model should avoid a situation in which it didn't account for the cost of Steel Ranch against the Foundry but then if the applicant were to change the commercial to residential they should not get the benefit of the rest of the Foundry for that change. Other than that, he supported the extension. Rice stated that he was happy that the extension was only for 14 months because the short timeframe suggested that the development would come to be. There have also been several approved PUDs that are not built even in the extended timeframe, which concerned the Commission. Williams agreed. Brauneis asked for additional comments from the Commission.