Planning Commission Agenda and Packet 2015 06 11

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Planning Commission Meeting Minutes March 12, 2015 Page 7 of 19 Russ says to City Council, yes. To the PC, no. When the PC saw numbers, they reflected a worse -case scenario with nonprofit in the commercial portion. The numbers tonight show 18,000 SF of commercial development. Russell asks about the width of Hecla roadway. It seems like a really wide roadway through the middle of the project. Is Staff comfortable in terms of the roadway network? Russ says yes, with the expected utilization of the on -street parking. If there is a low utilization rate of on -street parking, it will feel like a much wider road. Staff expects there to be a higher utilization rate so it will feel narrower. We could go with what was done on Elm Street with 10' travel lanes, but a 10' travel lane is not appropriate for the level of traffic on Hecla. Staff would not want to change the cross section because we have this cross section immediately to the west. There are nuances to the roadway cross section. It does look wide, but a high rate of on - street parking is expected. Staff expects intersection treatments such as found in Steel Ranch. Staff requires specific turn radiuses before intersection treatments can be done. Moline asks about Hecla cross section. I understand we are getting a tree lawn. The sidewalk is narrow compared to the Kaylix sidewalk. It looks like we are down to a 4.5' width on Hecla. Russ says when you have a sidewalk with a landscape parkway between the street and the sidewalk, ADA Standards change. You are allowed to go down as narrow as 4' but it depends on how many driveways. 5' is the preferred width if there are no cross breaks. When PC sees the final development plan, it will show the placement of buildings. Currently, it meets ADA standards in terms of its width. The sidewalk is necessarily wider when it is on the curb. With a parkway, 4' is the minimum; on a curb, 6'. Moline asks about the parks dedication. I am not excited for the City to take on encumbered land because often, the easement holder will need to dig up a water line or a utility line. You inherit a piece of property that ends up difficult to maintain. I think this is why the City tries to not take encumbered land as dedication. I am glad we are having this conversation. I understand why we want to take the northern strip where the trail would be. The part by the Orchard is a little more difficult for me. I look for some narrative and justification from the applicant on why the City should be willing to take on the maintenance of it. Russ says your thoughts are in line with the City's Park and Recreation Department. Part of the potential agreement at final PUD will be "who maintains it?" Staff recognizes that BCHA is an important partner to the City in terms of the project they are bringing and the cost points of these. Staff recognizes there will be some flexibility. In exchange for the encumbered land, the Parks Department has "floated" that they don't want to maintain it. In the land dedication tables, maintenance is not there. In the packet, they had proposed maintenance in the first submittal. We asked them to remove it because we are not prepared to suggest the cost and negotiate it. It may reappear on the final but typically, they lie in the subdivision agreement after the PUD. Other PUDs have shown it in the PUD itself. Brauneis asks about sidewalk width. 4.5' wide sounds a little narrow to me. Are there other things preventing the sidewalk from moving further inward? Russ says in some portions of the property, the buildings themselves prevent it with setbacks and requirements allowed in the general development plan. The applicant has skewed buildings on Hecla. There are wider sections where the building is straight, and narrower sections of sidewalk when the building is skewed to the street. Brauneis asks about trail connectivity shown at the corner of Highway 42. To what does that connect? Russ says a number of underpasses are coming on line. The County and City are proposing to building an underpass under Highway 42 in 2018. This presentation is a preview of the Capital Improvement Program coming out in June 2015. It will be funded in 2018 to correspond with the