Planning Commission Agenda and Packet 2015 10 08

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Planning Commission Meeting Minutes September 10, 2015 Page 8 of 21 particular site plan does not use that joint access easement that was previously referenced by Staff. DELO Plaza is not included in this site plan. The project has 33 apartment homes and what we call adaptable spaces which are dual use in terms of complying with City of Louisville Live -Work component in MUDDSG. It provides great diversity in terms of generating a commercial use and tax base while providing opportunity for unique businesses. These adaptable spaces are approximately 30' wide by 60' deep. It would be able to accommodate commercial uses and retail uses on the ground floor which is approximately 1800 SF and residential uses on the top floor which is approximately 1200 SF. The Live -Work Standards in the LMC state that no greater than 66% of the development can be allocated toward residential. Looking at our square footage and design, we are compliant with the criteria in MUDDSG. It gives you an idea of the quality we are proposing and the level of architecture and the unique product type. We have been putting out the horizontal and vertical architecture. It has been associated with DELO Phase II proper, 130 apartment homes that are currently under construction. Regarding street trees and sidewalks, we are at a preliminary level. I love beautiful street scenes and we want to develop a high quality street pedestrian experience. As Staff mentioned, on the west side of Cannon Street, due to the easement complex at the direction of Public Works, all street trees from that area were removed. We replaced them with ornamental grasses and other landscape buffers. Essentially, the west side of Cannon Street has a 5' detached walk with no street trees. We originally proposed street trees with the original DELO Phase I submittal years ago. As we get to final design, we agree with Staff's recommendations on the resolution. From my perspective, we need to come forward with a final level of design so we can have a more intelligent discussion about location of street trees, and the street standards. Commission Questions of Applicant: Moline asks about the Louisville Tire facility. They are probably on land that was industrially zoned and will remain that way. Do you have a sense of your development being compatible with the long-term industrial use that might remain there? McClure says when we are in a redevelopment area and urban infill, we want to see this redeveloped and repurposed with high quality infrastructure integrated as quickly as possible. When you encourage and attract new clients, tenants, restaurants, offices, and home buyers, you want to make sure that they are not in an area that feels like it is being redeveloped, but that it is redeveloped. We have industrial -based properties with nonconforming uses that are adjacent to us. We make sure as we go through the process to mitigate impact and add collective value. One key factor seen on the slide is the MU -CC designation. What we hope to do, and can do, is encourage a level of quality and redevelopment within this Cannon Street block that then encourages redevelopment with Highway 42. We ran into this issue with DELO Plaza. We want a high quality redevelopment. By adding value to the west side of this block, we encourage redevelopment of the east side of the block. The problem I am referencing with DELO Plaza is not the quality of its sign or the quality of its development, it is the fact that the properties "cash" flow, and no one is motivated to do anything because they "cash" flow. There are criteria within the LMC that if you don't have tenants for a certain amount of time, then you are forced to rezone and accommodate MU-R and MU -CC and Section 17 and Highway 42. How this particular Lot 4 MU -CC is accessed in the future is a question mark. With this particular component of the development, the preliminary does not impact that. This is why we are so flexible with access. There is an access control plan in place and access points along Highway 42 in place. It is encouraged to have buildings adjacent to Highway 42, not have parking exposed, and not have it look like an auto -oriented retail type environment. That is within code. Without some type of rear interior access, it is going to be difficult to accomplish the City's objectives. There is always a design solution. There are alternative ways to do things, alternative ways to think about process, and be proactive. I think this is an easy solution. I am confident we will be able to resolve the issue.